Bay Colony - Remington

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

Remington is a high-rise condominium neighborhood inside Bay Colony, the gated enclave of Pelican Bay in Naples, Florida. It is the Gulf-front tower at 8665 Bay Colony Dr, ZIP 34108, which the association describes as one of Naples’ premier luxury condominiums on the Gulf of Mexico, between the Bay Colony Beach Club and the Ritz-Carlton. It is not any other Remington: a Florida corporate search for the name also returns Remington at Kings Ridge and Remington at Ponte Vedra, which are unrelated corporations.

McGreevy and Comisar are the team Remington sellers call when they want the building’s real record, and the team its buyers call before they tour. That record is specific: Remington has 75 condominium parcels on the 2026 county roll and 75 residences in its recorded Declaration, it was built in 1996, and it had 14 Southwest Florida MLS closings in the last 60 months at a median of $7,450,000.

This page goes deeper on Remington than any other source we know of. It is built from the recorded 1996 Declaration of Condominium and the four sets of amendments recorded after it, the association’s own published Q&A and its 2023 structural integrity reserve study, the Bay Colony Community Association’s description of the building, Collier County’s milestone record and address file, FEMA’s flood map queried at Remington’s own coordinates, the Florida Division of Corporations record, Florida’s condominium statutes as they read in 2026, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, and the Southwest Florida MLS. Every fact carries its year, and every gap is named as a gap.

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

Why McGreevy and Comisar Are the Best Realtor for Remington at Bay Colony

McGreevy and Comisar are the best realtor for Remington at Bay Colony because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a Remington read built from the building’s own recorded documents, its published reserve study and five years of MLS closings.

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

If you’re searching for the best realtor for Remington at Bay Colony in Bay Colony, Naples, whether you’re ready to sell your Remington 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 Remington for a specific reason. The building has only 75 parcels, so a single sale moves the numbers: the 12-month MLS median of $6,000,000 rests on three closings that ran from $5,800,000 to $9,800,000, a spread of $4,000,000 inside one tower, and the six 3,390 square foot residences that closed in five years went for $6,000,000 to $9,800,000. Remington also has a recorded Declaration that requires Association approval of every sale on a 15-day clock, a Board policy of one lease a calendar year, a county milestone record that lists the cycle complete with the next inspection in 2033, and a published reserve study that prices 16 structural elements at $8,206,400. Sellers and buyers comparing the best real estate agents in Naples should ask each team to show them that kind of building-level record.

Recent Remington track record (last 12 months): In the last 12 months Remington has seen 3 resales in the Southwest Florida MLS (pulled October 7, 2026, covering closings from October 8, 2025 to October 7, 2026), at a median sold price of $6,000,000. The highest-priced Remington sale in the window was $9,800,000 and the median sale-to-list ratio was 100.8 percent (3 closings). Three is a small sample, and the 24-month window holds the same three sales, so the first window with ten or more closings is 60 months: 14 closings at a $7,450,000 median, the mean of the middle pair $7,400,000 and $7,500,000. In the last 12 months we tracked Remington’s MLS closings alongside the county’s recorded-sales file, and the two records differ by two sales in 2022 and by one sale in the first half of 2026, as described below. The MLS pull does not report the listing office on each sale, so we do not state a McGreevy and Comisar share of Remington transactions.

Honors and recognition:

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

Selling your Remington home? Get a free home valuation OR call Jesse direct at (239) 898-6072.

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

What Is It Like to Live at Remington at Bay Colony?

Living at Remington at Bay Colony means a Gulf-front high-rise of 75 residences, four of them penthouses, with 24/7 onsite security, private secure elevators that open into each residence, a heated pool and spa, a fitness center, three guest suites, two garage spaces per residence, beach-side cabanas, and the Bay Colony Beach Club beside the building.

The building is at 8665 Bay Colony Dr, behind the Bay Colony gatehouse and inside the Pelican Bay Foundation’s membership. The Bay Colony Community Association’s page for Remington says the building has traditional architecture and sits on a premier lot between the Bay Colony Beach Club, the Bay Colony Tennis Courts and the Ritz-Carlton. Collier County’s address file agrees with the shape: one building, 75 residence address points, the same number as the Declaration, and 20 cabana points on the beach side.

Remington’s Address: 8665 Bay Colony Dr

Remington’s street address is 8665 Bay Colony Dr, Naples, FL 34108, and the Florida Division of Corporations lists the same street as the principal address of The Remington at Bay Colony Condominium Association, Inc. Searches for “8665 Bay Colony Dr” and for “Remington Bay Colony” land on this building. The reserve study describes the tower as lying along the west side of Bay Colony Drive, and the Declaration describes the land as part of Tract E of Pelican Bay Unit Eight.

A Residence Day at Remington

A typical Remington day starts at a private secure elevator that the association says opens directly into the lobby of each residence. Residents park in the two designated underground garage spaces allocated to their residence, swim in the heated pool, sit by the poolside gas fire pit, use the fitness center with its saunas and steam rooms, or walk the private walkway to the Gulf. The Bay Colony page adds that the building keeps a relationship with the neighboring Ritz-Carlton, with concierge and room service from a private entrance and walkway. We found no document that sets the terms of that arrangement, so a buyer should ask the manager what is offered and at what cost.

Who Remington Suits

Remington suits a buyer who wants a Gulf-front address in a 1996 tower of 75 residences rather than a larger building, with MLS closings of about 2,870 to 3,410 square feet and a roll that runs from 2,395 to 6,400 square feet of heated area. It suits a buyer who values a building that publishes its own owner Q&A and reserve study, and one who has read the sale, lease, pet and guest rules below and accepts them.

Who Should Look at Another Tower

Remington is not the right fit for a buyer who needs to lease a residence more than once a year, who wants more than one dog, or who wants a dog that stands 15 inches or taller at the shoulder at maturity: the association’s 2024 Q&A allows one dog or two cats and caps pets under 15 inches, and says no unit may be leased more than once per calendar year with a 90-day minimum. Buyers who want a bay and preserve view should compare Salerno at Bay Colony, which our roster lists as a preserve and bay view tower.

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

Remington at Bay Colony Market Snapshot: What the Condos Actually Sell For

Remington at Bay Colony closed 14 sales in the last 60 months in the Southwest Florida MLS at a $7,450,000 median, from $5,800,000 to $9,800,000, with $102,525,000 in total volume. The last 12 months show 3 closings at a $6,000,000 median, and two residences were on the market on October 7, 2026.

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

Remington is a thin market by construction: 75 parcels on the county roll, and in a typical year fewer than ten change hands. The MLS counts no Remington closing at all in 2025. A 12-month median built on three sales moves by hundreds of thousands of dollars when one sale drops out, so we lead with the first window that holds ten closings, which is 60 months, name the window and the number of sales beside every figure, and list the sales themselves. One of the 14 sales was entered after closing and was not marketed through the MLS; it counts in closings, medians, ranges, volume and price per square foot, and it is left out only of days on market and sale-to-list, which is why those two figures use 13 sales.

The Last 60 Months, the First Window With Ten Closings

In the 60 months to October 7, 2026, the Southwest Florida MLS counts 14 Remington closings at a median of $7,450,000 (n=14), the mean of the middle pair $7,400,000 and $7,500,000. The low was $5,800,000, the high was $9,800,000 and the total volume was $102,525,000. The median price per square foot was $2,206 (n=14), the median days on market was 35 (n=13) and the median sale-to-list ratio was 100.0 percent (n=13). Aggregate, the 13 marketed sales brought $95,025,000 against $97,359,000 in final list prices, or 97.6 percent.

The Last 36 Months, Five Closings

The 36 months to October 7, 2026 hold 5 closings, a small sample, at a median of $7,250,000. The range runs from $5,800,000 to $9,800,000, volume is $36,825,000, the median price per square foot is $2,139 (n=5), the median days on market is 42 (n=5) and the median sale-to-list ratio is 100.0 percent (n=5). The five are the three 2026 sales and the two 2024 sales, at $7,975,000 in May and $7,250,000 in April.

The Last 24 and 12 Months, the Same Three Closings

The 24-month and 12-month windows hold the same three closings, a small sample, because the MLS shows no Remington closing between May 21, 2024 and January 9, 2026. They are a 3,390 square foot residence at $9,800,000 in January 2026 after 42 days, a 2,870 square foot residence at $5,800,000 in May 2026 after 791 days, and a 3,010 square foot residence at $6,000,000 in May 2026 after 29 days. The median is $6,000,000 (n=3), the low is $5,800,000, the high is $9,800,000 and volume is $21,600,000. The median price per square foot is $2,021 (n=3), the median days on market is 42 (n=3) and the median sale-to-list ratio is 100.8 percent (n=3).

The January sale closed $1,100,000, or 10.1 percent, below its final list of $10,900,000, while both May sales closed $50,000 above final list. In aggregate the three brought $21,600,000 against $22,600,000 in final list prices, or 95.6 percent. The 12-month median of $6,000,000 sits $1,450,000, or 19.5 percent, below the 60-month median of $7,450,000, and two of the three recent sales were the smaller 2,870 and 3,010 square foot residences, so part of the gap is the size mix and not a repricing of the whole building.

Every Remington Closing in the Last 60 Months

The 60-month window holds 14 closings at a median of $7,450,000 (n=14). Prices run from $5,800,000 to $9,800,000, volume is $102,525,000, the median price per square foot is $2,206 and the median days on market is 35, with a median sale-to-list ratio of 100.0 percent (n=13 for the last two). Streets are named, never unit or house numbers.

Four things stand out. First, the MLS shows no Remington closing between May 21, 2024 and January 9, 2026, a gap of 598 days, and none at all in 2025. Second, price tracks the individual residence more than the calendar: the six 3,390 square foot residences closed between $6,000,000 in November 2021 and $9,800,000 in January 2026, a spread of $3,800,000 on the same living area. Third, 12 of the 14 closings fall between January and June, which fits a season-driven market. Fourth, 10 of the 14 sales closed at $7,000,000 or more, three closed at $6,000,000 or less, and the other, in January 2023, closed at $6,400,000.

What the Same Size Sold For

Grouping the 14 sales by the living area the MLS reports shows how much a Remington price depends on the individual residence. The numbers below are MLS figures, and every group is a small sample.

The 3,010 square foot group spans $2,200,000 ($6,000,000 to $8,200,000) and $731 per square foot ($1,993 to $2,724). A 3,010 square foot residence sold for $8,200,000 in June 2022 and another for $6,000,000 in May 2026, a difference of $2,200,000, or 26.8 percent, on the same living area almost four years apart. The two 2,870 square foot residences closed at $7,500,000 in June 2023 and $5,800,000 in May 2026. Size does not set the price in this building; floor, view, finish and the list price do.

Closings by Calendar Year, MLS

The MLS counts 1 Remington closing in 2021 (November 15, the only one after the window opens on October 8), 2 in 2022, 6 in 2023, 2 in 2024, none in 2025 and 3 in 2026 through October 7. The six closings of 2023 are the busiest year in the file, with $44,000,000 in volume at a $7,450,000 median. The 2026 count can still change before year end. Five of the 14 sales closed at $7,500,000 or more between February 2022 and October 2023, and the four with days listed were on the market for 7, 15, 15 and 3 days.

For Sale Now: Two Listings

On October 7, 2026 the MLS showed one active Remington listing and one pending with a contingency, both on Bay Colony Dr.

The only active listing, at $4,895,000, is $1,105,000, or 18.4 percent, below the 12-month sold median of $6,000,000 and $2,555,000 below the 60-month median of $7,450,000. It is also the only two-bedroom residence in the MLS file, so we do not compare it with the three-bedroom closings. The pending sale was listed at $7,490,000, $40,000 above the 60-month median, and has been on the market 289 days. One active listing against three closings in 12 months is 4.0 months of supply at the 12-month pace (1 listing divided by 3 closings over 12 months, or 0.25 a month), and counting the pending sale it is 8.0 months. Three sales cannot set a trend, so treat 4.0 as a reading and not a forecast.

County Recorded Sales Since 1996

Collier County’s qualified recorded-sales file runs to June 30, 2026 and shows how the building has repriced. Where the county deed and the MLS disagree on a single sale, we publish the deed figure and name the MLS figure once with its pull date, and we never average the two.

In 1996 the file shows 84 qualified sales at a median of $932,500; the count is higher than a normal year because the file counts every qualified deed in the opening year, as the first owners took title. In 2023 it shows 6 sales at $7,450,000, 8.0 times the 1996 median, with a range of $6,400,000 to $8,200,000. The file shows no qualified sale in 2000, 2001, 2002, 2005, 2007, 2022 or 2025. For 2023 and 2024 the county and the MLS agree on the count and the median, 6 sales at $7,450,000 and 2 sales at $7,612,500. They disagree in 2022, where the county records none and the MLS records two, and in 2026, where the county records 4 sales through June 30 against 3 MLS closings, and the county’s low of $5,500,000 matches no MLS price. We do not reconcile those, because neither file says why a deed is qualified or not.

Our Read on the Remington Market

Remington is a market of individual residences, not a market of a median. A 3,390 square foot residence that sold for $9,800,000 in January 2026 and one that sold for $6,000,000 in November 2021 are the same plan, and the 12-month median of $6,000,000 describes neither. Sale-to-list tells the cleaner story: 7 of the 13 marketed sales closed at or above final list, from 100.0 to 113.6 percent, and the six that closed below list ran from 85.4 to 96.7 percent. The three that took longer than 60 days (68, 127 and 791 days) closed at 95.5, 100.0 and 100.9 percent of final list, so a long listing did not mean a deep discount here. The pending sale and the one active listing are priced $2,595,000 apart, which says the building currently has a wide range of asks inside 75 residences.

Selling a Remington residence? Get a free home valuation or call Jesse direct at (239) 898-6072 to see your net at today’s sold prices. Buying at Remington? Call Marc at (239) 287-5873 or read how we represent buyers. We are Top 1% Real Estate Agents Nationally Since 2008.

How Did Remington at Bay Colony Come to Be?

Remington at Bay Colony came to be in 1996: WCI Communities Limited Partnership recorded the Declaration of Condominium on June 7, 1996 at Official Records Book 2192, Page 1593, the association’s own site says the building was built in 1996, and Collier County’s milestone list shows a certificate of occupancy dated June 14, 1996.

The Recorded Chain, 1994 to 2024

The Remington at Bay Colony Condominium Association, Inc. was incorporated on March 28, 1994, more than two years before the Declaration, and the Florida Division of Corporations shows it active, with Amended and Restated Articles filed May 20, 1994 and annual reports filed January 8, 2024, February 10, 2025 and March 30, 2026. The Declaration of 1996 describes 75 units on 3.2 acres in Section 32 of Township 48 South, Range 25 East, a portion of Tract E of Pelican Bay Unit Eight. A Surveyor’s Certificate of Estimate was recorded at Official Records Book 2192, Page 1698. Two developer amendments followed in June 1996: Official Records Book 2199, Page 166 (June 25, 1996) renumbered the penthouses and made a corridor a limited common element of one penthouse, and Page 168 substituted the as-built plot plan and surveyor’s certificate. The condominium plat is recorded in Condominium Plat Book 43, Pages 38 to 45.

The 2019 and 2024 Amendments

Two later instruments change the 1996 text. A Certificate of Amendment recorded February 4, 2019 (Official Records Book 5595, Page 1646), adopted at a special meeting on January 30, 2019, adds Section 6.1.4: a water leak detection and shut-off system in each unit and in the common elements, paid as a common expense, which lets the association enter units to install and service it and bars owners from tampering with it. A Certificate of Amendment recorded October 31, 2024 (Official Records Book 6410, Page 2988) records three amendments adopted August 28, 2024. The first rewrites Article 6 on maintenance, the second rewrites the cabana section, and the third updates the notice provisions in the Bylaws. Each is described in the sections below that depend on it.

Which Text Controls

The text this page reads is the 1996 Declaration as changed by the 1996 developer amendments, the 2019 amendment and the 2024 amendments. A recorded instrument recorded after October 31, 2024 sits in the Collier County Clerk’s official records, and a title search, not a website, is the final word on what is recorded. Where a section number below comes from the 1996 text, we say so.

The Build Sequence Along Bay Colony Drive

The year built shown for the Bay Colony towers runs Contessa 1991, Carlysle 1992, Brighton and Marquesa 1994, Remington and Mansion La Palma 1996, Biltmore 1997, Windsor 1998, Toscana 1999, Salerno 2000 and Trieste 2002, taken from our building roster. Remington shares its year with Mansion La Palma and is the fourth of the six Gulf-front towers by year. The Bay Colony Community Association counts six beachfront and five bayfront condominium communities. For the neighbors, see Brighton at Bay Colony, the Gulf-front tower built two years earlier, and Biltmore at Bay Colony, built a year later.

The Name Trap

The records spell the building five ways. Collier County’s tax roll files it as “REMINGTON AT BAY COLONY, THE A CONDOMINIUM,” the county’s milestone map files it as “The Remington at Bay Colony Condo,” the MLS files it as “Remington at Bay Colony,” the Florida Division of Corporations lists “The Remington at Bay Colony Condominium Association, Inc.,” and the association’s own site calls itself the Remington at Bay Colony Association. All five are the same building at 8665 Bay Colony Dr. The name also belongs to other Florida entities that have nothing to do with it, among them Remington at Kings Ridge, a homeowners association, and Remington at Ponte Vedra, so search by the street address when you read records.

What the Year Built Means for Milestone Dates

The roll says 1996, the Declaration was recorded in 1996 and the county’s milestone list shows a certificate of occupancy date of June 14, 1996. The milestone statute counts from the certificate of occupancy, so June 14, 1996 is the date that matters for inspections, and the milestone section below uses it.

The Remington Homes: Plans, Floors and Sizes

Remington has 75 residences in its recorded Declaration: 71 on floors 2 to 20 with no floor 13, plus four penthouses. The Declaration assigns each residence one of eight recorded shares of the common elements, and the 2026 county roll lists 75 residential parcels from 2,395 to 6,400 square feet of heated area, with a median of 3,390 square feet.

Eight Recorded Shares of the Common Elements

Exhibit F of the Declaration gives each residence one vote in 75 and a percentage of the common elements, and Section 7.1 says the percentages are based on each residence’s square footage in relation to the total. The percentages divide the common expenses. The building groups its residences into four numbered typical plans, two residences on floor 2 with shares of their own, and four penthouses in two pairs.

The scan of Exhibit F is faint on the Typical 03 and Typical 04 lines, so those two per-residence shares are the recorded combined shares divided by the number of residences, 22.916 divided by 17 and 21.870 divided by 18. As a check on the arithmetic, the combined shares add to exactly 100.000, the 1, 1, 17, 17, 17, 18, 2 and 2 residences add to 75, and the association’s published 2024 quarterly assessments work out to about $7,125 for each 1 percent of share, which reproduces every published quarterly figure to within $2.

What the Shares Mean for a Buyer

The share decides the proportion of common expenses a residence pays. A penthouse at 2.589 percent carries 2.3 times the share of a Typical 02 residence at 1.146 percent (2.589 divided by 1.146), and it carries 2.6 times the share of the smallest floor 2 residence at 0.982 percent (2.589 divided by 0.982). If Section 7.1’s square-footage rule holds, the ratio of the largest share to the smallest, 2.603 to 0.982, is 2.65, and the county roll’s largest and smallest heated areas, 6,400 and 2,395 square feet, are in a ratio of 2.67, which agrees within 1 percent. The Pelican Bay Foundation bills a condominium association, and Article 26 of the Declaration says Remington owners pay Foundation, Bay Colony and Beach Club assessments, which the fee sections below take apart.

Typical Floors and Floor 2

The county’s address file shows three residences on floor 2 and four residences on each of floors 3 to 12 and 14 to 20, and numbers no residence at level 13. That is 3 plus 17 floors of 4, or 71 residences, before the four penthouses, and it matches the Declaration’s count of 75. The Bay Colony Community Association describes four floor plans, four private elevator foyers and two service elevators.

The Four Penthouses

The June 1996 developer amendment renumbered the penthouses, and the county’s address file puts the four penthouse residences at levels 21 and 22, two on each. Exhibit F gives them the two largest shares, 2.589 and 2.603 percent. Section 5.8.2 of the Declaration lists rooftop unit amenities and private stairways among the limited common elements that may exist, and the amendment made one penthouse corridor a limited common element; the Declaration does not say which residences carry the other items, so a penthouse buyer should read the plat and the residence’s own documents.

How Many Stories

Sources give different counts. The reserve study describes “one 24-story luxury high-rise structure with a total of 75 residential units,” the county’s address file runs from floor 2 to level 22 with no floor 13, and the Declaration and the association’s own pages give no story count. We quote each source and do not assert a number of stories.

Sizes From the MLS and the County Roll

We did not find a square footage table in the Declaration text. The sizes on this page come from the MLS and the county roll. The MLS reports Remington closings at 2,870, 3,010, 3,390 and 3,410 square feet, and the two current listings at 3,390 and 2,906. The roll’s 75 parcels run from 2,395 to 6,400 heated square feet with a median of 3,390. The top of that range is nearly twice the largest MLS closing, and the roll does not say why, so we do not explain it. Bedroom counts in the MLS are three or three plus a den, always with three full baths and sometimes a half bath, and the one two-bedroom residence is the current active listing.

Parking, Storage and Cabanas

Section 12.5 of the Declaration allocates two garage parking spaces to each residence, and the allocation passes with title; the association describes designated underground parking. Section 5.8.2 makes a storage locker, terraces and cabanas limited common elements. Section 12.6 makes each cabana a limited common element of a residence, with no more than one interior and one exterior cabana, or two combined adjoining, per residence and no overnight sleeping. Collier County’s address file shows 20 cabana points on the beach side. The 2024 amendment keeps the cabana structure with the association and has the cabana holders pay electricity, maintenance and repair in equal shares, with the owner insuring and maintaining the cabana’s windows, doors and improvements.

Who Maintains What

Under the 2024 rewrite of Article 6, owners maintain windows, sliding glass doors, doors, shutters and screens, and exterior caulking is tied to the association’s waterproofing program. The 1996 text already made owners responsible for air handlers, wiring, piping, ductwork and plumbing serving only their unit, the interiors of cabanas and storage lockers, and balconies and terraces, and made the association responsible for the structure, perimeter walls, columns, roof and floors. A buyer should read the recorded 2024 Article 6 in full, because the line between the two sides moved.

Floors, Flooring and Sound

Section 12.8 requires a sound underlayment equivalent or superior to one quarter inch of cork under any new hard surface floor, with prior written Board approval of the material, and lets the Board require a non-conforming floor to be covered with carpet or removed at the owner’s expense. Section 12.8.1 bars indoor-outdoor carpet and river rock on balconies and terraces and requires waterproof tile and grout. This is the rule a buyer who plans stone or wood floors should read first, and a seller whose residence already has hard floors should be ready to show the Board’s approval.

Combining Two Residences

Section 6.2.3 of the 1996 Declaration lets two units of the same owner that are adjacent, horizontally or vertically, be connected through common element walls or floors with the Board’s approval, and the 2024 Article 6 retains the Board’s power to approve connecting two same-owner adjacent units. Such work needs governmental permits and may require engineering approval. The roll’s largest parcels are consistent with combined residences, but the roll does not say so, and we make no claim about any one parcel.

Ready to Talk About Remington at Bay Colony in Pelican Bay? Start With the Facts

Remington at Bay Colony, the Gulf-front tower inside gated Bay Colony in Pelican Bay, has a median of $7,450,000 across 14 closings in 60 months, and a 3,390 square foot residence that sold for $9,800,000 in January 2026 after another of the same size sold for $6,000,000 in 2021. If you own here, request a free Remington home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or read how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.

What Amenities Come With a Remington Residence?

A Remington residence has a building amenity package with two layers above it. The association lists a heated pool and spa, a fitness center with saunas and steam rooms, a social room, a pub room, a library, three guest suites and 24/7 security. Bay Colony and the Foundation add the Beach Club and tennis.

The Building’s Own Amenities

The association’s amenities page lists a heated outdoor swimming pool and spa, a poolside gas fire pit, barbecue grills and an outdoor kitchen, a fully equipped fitness center with men’s and women’s saunas and steam rooms, a social room with a 60 inch television and wet bar, a pub room with a television and wet bar, a library and conference room, free wi-fi in the common areas, coffee and tea service, designated underground parking and private beach access. The Bay Colony page adds a pool pavilion and says the social room seats 30 for a sit-down dinner. Section 12.9 of the Declaration lets the association lease the pool deck and social rooms to owners for private functions.

The Guest Suites

The association says it offers three recently renovated guest suites, subject to availability. Its text describes two studio suites with one king bed or two queen beds, plus the manager’s two-bedroom, two-bathroom suite with a full kitchen, while its amenities list calls them two one-bedroom suites and one two-bedroom suite. The Declaration says guest suites on the amenities level may be reserved for owners’ guests while the owner is in residence. The 1996 rules set a seven-day stay, a limit of two consecutive uses and three uses a year per owner, and a daily fee in 1996 dollars; the current rates and limits are in the Rules and Regulations the association does not post publicly, so this page states none.

Beach Access and the Dune Walkover

Section 5.11.5 of the Declaration grants an easement over the Pelican Bay Services Division drainage easement for a dune walkover and walkway from the building to the Gulf beach. Section 25 reserves for the developer an access easement for Beach Club and dune maintenance across the Pelican Bay Services Division easement on the south side of the property and allows joint use of the common entrance, driveway, parking and landscaped grounds, Section 25.1 reserves the right to grant cross-use easements for a dune boardwalk, and Section 6.3 requires replacement glass to be the same shaded or tinted, Department of Environmental Protection approved type used to protect nesting sea turtles. Section 29 bars additional major structures that would go beyond the limits permitted seaward of the coastal construction control line, enforceable by the Department of Environmental Protection, so the beach is part of the building’s rules as well as its view.

The Ritz-Carlton Walkway

The Bay Colony Community Association’s page says Remington sits between the Bay Colony Beach Club, the Bay Colony Tennis Courts and the Ritz-Carlton, and the association’s site says owners enjoy a private walkway to the hotel, with concierge and room service from a private entrance. The association’s home page describes the Ritz-Carlton as Southwest Florida’s only five diamond hotel. We found no recorded easement or published agreement that sets the terms of that walkway and service, so a buyer who values it should ask the manager for the arrangement in writing.

The Bay Colony Layer

Every Remington owner is a member of the Bay Colony Community Association. The association describes about 200 acres, 11 condominium communities, 5 private neighborhoods, a staffed private entry, a Beach Club with a Chickee Bar, a Beach Club Bar, Sunset Terrace, a Main Dining Room and beach and pool service, and a Tennis Club with six clay courts. Section 26.3 of the Declaration makes Beach Club membership mandatory with ownership, with membership fees, assessments and user fees, and with Beach Club expenses included in Bay Colony assessments. Section 26.4 subjects Remington owners to the Island Neighborhood covenants and assessments, which pay for a higher level of service in the Bay Colony common areas near the building. The association’s 2024 Q&A says Beach Club membership carries a one-time fee and an annual user fee. For the community picture, read our Bay Colony guide.

The Pelican Bay Foundation Layer

Remington owners are also members of the Pelican Bay Foundation. The Foundation describes about 6,500 residences in 95 associations, 88 acres of parks, nearly three miles of beach, the Marker 36 and Sandbar beachfront restaurants, a tram, 18 Har-Tru tennis courts, 20 pickleball courts, a fitness center in the Community Center, a wellness studio and canoes and kayaks on Clam Bay. The Foundation’s amenities are shared by every association, so they are not a Remington advantage over another Pelican Bay building.

Owner at Remington? Request a free home valuation or call Jesse direct at (239) 898-6072. Thinking of buying at Remington? Call Marc at (239) 287-5873 and read how we represent buyers before you tour.

What Does the Remington Condominium Fee Pay For?

The Remington at Bay Colony Condominium Association published its fiscal year 2024 quarterly assessments by plan in its owner Q&A, from $6,997 for the smallest residence to $18,548 for a penthouse, due on the first day of each quarter. It does not publish a current-year figure, so this page prints the 2024 numbers as 2024 numbers.

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

The association’s 2024 Q&A says each owner’s share of the common expenses follows the relative size of the unit, that regular assessments follow the annual budget, and that special assessments are extra. Our MLS pull for this page did not include an association fee field, so the MLS adds nothing. The budget in the statutory resale package states the current amount for a specific residence, and a buyer should read it before the cancellation window closes.

The Published 2024 Quarterly Assessments

The table shows the association’s own fiscal year 2024 quarterly figures and four times each figure, which is our arithmetic and not an association number. Unit numbers are not printed.

Adding the 75 residence figures gives $712,553 a quarter, or about $2,850,000 a year before cabana charges, which is the size of the common expense budget those 2024 figures imply. At 20 cabana points on the county’s address file and $632 each, the cabana charge would be $12,640 a quarter if every cabana were billed, and we do not know that it is.

What the Declaration Says the Association Pays For

Under Section 6.1 of the Declaration the association maintains, repairs and replaces the structure, which includes the perimeter walls, columns, roof and floors, plus wiring, piping and ductwork serving the common elements or more than one unit. Under Section 10 it insures the building at replacement cost, including windstorm, and flood coverage up to replacement cost as available through the National Flood Insurance Program, plus liability, automobile, workers’ compensation, fidelity and directors and officers coverage. Under Section 27 the fees for basic cable television and electronic security that the association contracts for are a common expense. The 2019 amendment adds the leak detection and shut-off system as a common expense. Section 26.3 says Beach Club expenses are included in Bay Colony assessments, which are billed separately.

What Owners Pay for Separately

Owners maintain and insure what the 2024 Article 6 and the unchanged parts of Section 6.2 assign to them: windows, sliding glass doors, doors, shutters and screens, air handlers, wiring, piping and plumbing serving only their unit, appliances and fixtures, the interiors of their cabanas and storage lockers, and balconies and terraces. Owners carry their own homeowner’s policy for contents and improvements, since Section 10.2 of the Declaration says the association’s “building” insurance does not include floor, wall or ceiling coverings, electrical fixtures, appliances, air conditioning equipment, water heaters or built-in cabinets inside a unit.

The Fee and the Reserve Study

The association’s 2023 structural integrity reserve study recommends an annual structural reserve assessment of $600,000 and shows contributions of $775,000 in each of 2024, 2025 and 2026 before it steps down to $600,000 from 2027. The 2024 Q&A does not say whether those contributions are inside the quarterly figures above. If the $600,000 were divided by the Declaration’s shares, each 1 percent of share would carry $6,000 a year, or $8,148 for a Typical 01 residence and $6,876 for a Typical 02, and $600,000 is 21.1 percent of the $2,850,212 implied by the 2024 figures. That is our arithmetic, and the budget in the resale package is the document that says what is actually collected.

How Budgets and Reserves Work

Bylaws Section 7.1 has the Board prepare a proposed annual budget with all anticipated operating expenses, and Section 7.2 has it mailed to owners not less than 14 days before the Board meeting that adopts it. The 1996 text says the budget accrues reserves and that owners may later waive them; Florida law now limits what an association may waive for structural integrity reserve items, as the reserve study section below explains. Reserve funds stay in the reserve account unless a majority of the voting interests present approve another use at a called meeting. The fiscal year is the calendar year.

Special Assessments

Under Bylaws Section 7.4 the Board makes assessments for expenses not provided for in the budget and sets their time of payment. Under Section 11.2.2 of the Declaration, when casualty insurance and reserves fall short of the cost of repairing damaged common elements and the damage is less than “very substantial,” the association levies a special assessment against all owners that need not be approved by the owners. “Very substantial” damage means three-fourths or more of the units uninhabitable, and then 67 percent of the voting interests must approve a special assessment or the condominium terminates under Section 16.2. A buyer underwriting Remington should hold a cushion for a special assessment, because the reserve study lists $4,700,000 of waterproofing work for 2041 and Florida’s 2022, 2024 and 2025 condominium laws raised what associations must fund.

Late Payments and the Buyer’s Liability

Bylaws Section 7.3 lets the Board collect assessments in installments of one to three months in advance, due on the first day of each period and delinquent 10 days later, and lets it accelerate the assessments of a delinquent owner. Section 7.9 charges interest at the highest lawful rate (the text says 18 percent) from the due date on sums unpaid after 10 days, plus an administrative late fee of up to the greater of $25 or 5 percent of the late installment. A buyer is jointly and severally liable with the seller for the seller’s unpaid assessments up to the conveyance (Section 7.6), which is why an estoppel certificate belongs in every contract.

The Remington Fee Layers: Condominium, Bay Colony and the Pelican Bay Foundation

A Remington owner pays up to four layers: the condominium assessment, the Bay Colony Community Association assessment and Beach Club charges, the Pelican Bay Foundation assessment, and the county’s Pelican Bay Services Division assessment. The Foundation’s FY2027 assessment is $3,435, and its resale capital assessment is $15,000 for deeds recorded on or after October 1, 2026.

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

The table below separates what is published from what is not, with the year beside every figure.

The Arithmetic of the Published Pieces

The Foundation’s $3,435 is the sum of $2,180 operating, $497 replacement reserve and $758 bulk media (2,180 plus 497 plus 758), or $858.75 a quarter, and it is $491, or 16.7 percent, above the $2,944 the association’s 2024 Q&A lists for the Foundation fee, though the two figures are from different years and we do not assume they cover the same components. The county’s $1,250.00 is $789.07 plus $460.93. The resale capital assessment steps from $15,000 to $15,525 on October 1, 2027 ($15,000 times 1.035), and the 2024 Q&A lists $10,000, so the step to $15,000 is $5,000.

What the Published Pieces Add Up To

In 2024 dollars, a Typical 02 owner’s published pieces are $32,664 in condominium assessments, $7,650 for Bay Colony and $2,944 for the Foundation, or $43,258 a year. A Typical 01 owner’s are $38,704 plus $10,594, or $49,298, and a penthouse owner’s are $73,792 or $74,192 plus $10,594, or $84,386 and $84,786. Those totals exclude the Beach Club user fee, which no source publishes, the county’s assessment, property tax, insurance on the residence and utilities, and they assume the Foundation fee is billed to the owner as the Q&A describes. We show them to size the layers, not as a budget.

Why the Recording Date Matters

The $15,000 resale capital assessment applies by deed recording date, not contract date. A Remington closing that records on September 30, 2026 sits under the old schedule of $10,000 and one that records on October 1 sits under the new one, a $5,000 difference on the Foundation’s published step. The Foundation’s Bylaws Section 7.04 exempts a gift, an inheritance, a transfer to a trust and a one-time move within the community, and the exemption carries a $1,000 processing fee on the 2026-2027 form. Ask the title company for the recording timeline before you set a closing date near a deadline.

The Foundation Does Not Approve the Sale

The Foundation’s 2026-2027 estoppel form says the Pelican Bay Foundation does not require approval for a transfer of a unit and that approval may be required by the condominium sub-association, and it states there is no right of first refusal. At Remington the association does require approval, described below.

The Tax Bill and the County Layer

The Pelican Bay Services Division is a county advisory board with its own page on collier.gov, and that page publishes the FY 2027 assessment as $789.07 for operations and maintenance and $460.93 for capital and projects, $1,250.00 in all. We do not state how the county allocates that assessment to a residence, so a buyer should read the tax bill and ask the title company.

The Remington Declaration, Bylaws, Rules and Architectural Review, Section by Section

Remington’s governing documents are the 1996 Declaration of Condominium with its Articles, Bylaws and Rules and Regulations, as amended by the 1996 developer amendments and the 2019 and 2024 instruments. The Declaration decides who may buy, rent, bring a pet, host a guest and renovate, and the section numbers below follow our reading of the recorded text.

Sections 4 to 7: Definitions, Units, Maintenance and Common Elements

Section 5 sets each unit’s boundaries at the finished interior surfaces and defines the limited common elements that exist, including garage spaces, storage lockers, terraces, cabanas and mechanical rooms serving one unit. Section 6 divides maintenance, as described in the homes section, and Section 6.3 requires replacement glass to match the tinted type used for sea turtle protection. Section 7 sets the common element shares in Exhibit F and requires 67 percent of the voting interests for a material alteration of the common elements (Section 7.4).

Sections 8 to 11: Fiscal Management, Administration, Insurance and Casualty

Sections 8 and 9 send fiscal management and administration to the Bylaws. Section 10 sets the insurance the association carries, including property at replacement cost and flood up to replacement cost as available through the National Flood Insurance Program, and Section 10.5.3 in the 1996 text says the association pays all policy deductible amounts. Section 11 governs casualty, and the hurricane section below walks through it.

Section 12: Use Restrictions

Section 12.3 limits occupancy to one family per unit and requires guests to be registered, 12.4 gives the association a right of access with a pass key, 12.5 allocates two garage spaces, 12.6 governs cabanas, 12.7 sends pets to the Rules and bars pets for tenants and guests, 12.8 governs hard flooring, 12.8.1 governs balconies and 12.9 governs exclusive use of common facilities. The sections below take each in turn.

Section 13: Lease, Conveyance and Disposition

Section 13 requires written Association approval of any sale, lease or other disposition, records the approval with the deed, and sets the leasing limits. It has its own sections below on sale approval and on renting.

Sections 14 to 16: Compliance, Amendments and Termination

Section 14 makes owners, tenants and invitees comply with the condominium documents, gives the prevailing party attorneys’ fees, and requires an owner with a complaint against the Board to send written notice by certified mail before any proceeding. Under Section 15 an amendment may be proposed by the Board or by 25 percent of the voting interests and is adopted by 67 percent; a merger with another Bay Colony condominium needs 75 percent. Section 16 permits termination by agreement or after very substantial damage, and the 1996 text sets the vote for agreement at 90 percent of the voting interests.

Sections 17 to 23: Developer Rights, Liens, Membership, Expenses, Takings and Voting

Section 17 protects the developer’s right to sell units and Section 18 gives mortgagees information rights. Section 19 lets the association foreclose an assessment lien and collect interest at the highest lawful rate and attorneys’ fees. Section 21 divides common expenses by the Exhibit F shares and Section 22 governs a taking by eminent domain. Section 23 gives each unit one full indivisible vote.

Sections 24 to 30: Easements, Memberships, Cable, Timeshares and Construction

Section 24 reserves developer easements for future development and Section 25 reserves a Beach Club and dune access easement, joint use of the common entrance and driveway, and cross-use easements for a dune boardwalk. Section 26 makes every owner a member of the Pelican Bay Foundation, the Bay Colony Community Association and the Bay Colony Beach Club, subject to the Island Neighborhood covenants. Section 27 permits bulk cable and electronic security contracts, Section 28 bars time shares and Section 29 limits additional construction seaward of the coastal construction control line.

The Board, Fines and the Shutter Rule

Under Bylaws Section 3.1 the Board has three to five directors, who are owners or spouses of owners, elected after turnover with a majority serving two-year terms and the balance one-year terms. Under Section 4.14 fines go up to $100 per violation and $1,000 in the aggregate for a continuing violation, after not less than 14 days’ notice and a hearing before a committee of other owners who are not Board members or their spouses, and the fine cannot be levied if the committee disagrees. Under Section 4.17 the Board may not refuse conforming hurricane shutters, but original non-balcony windows of laminated architectural glass are not to be covered by external shutters, a rule the 1996 exhibit repeats.

The Rules and Regulations: What Is Public

Section 12.2 says the Rules may be amended by the Board and need not be recorded. We found no current Rules and Regulations on the association’s public pages, which keep owner documents behind a login; the Rules we read are Exhibit D to the recorded 1996 Declaration. Anything a seller or buyer wants about pets, pool and guest-suite hours, move-in procedures or renovation hours should come from the manager in writing, and we cite the 1996 exhibit only as the last recorded text.

Architectural Review: Association, Bay Colony and Foundation

Within Remington, Section 6.2.2 requires the association’s written consent to change the appearance of anything visible from the exterior, and Section 6.2.3 requires the Board’s written approval to alter any component the association maintains. Section 11.5 requires reconstruction to follow the original plans or plans approved by the Board, 67 percent of the voting interests and the Design Review Committee of the Bay Colony Community Association. A buyer planning exterior work should also ask the Foundation and the Bay Colony Community Association in writing whether either reviews it, since we found no published Bay Colony architectural standards.

Selling at Remington? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying at Remington? Call Marc at (239) 287-5873, or see how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.

How Does a Sale at Remington at Bay Colony Get Approved?

A sale at Remington at Bay Colony needs the Association’s written approval under Section 13 of the Declaration, and the Association has 15 days after it receives all the required information to approve, disapprove for cause, furnish an alternate purchaser or elect to buy. If it does nothing in that time, the sale is conclusively presumed approved.

What the Association Approves

Section 13.1 applies to any sale, lease, gift or other disposition of a unit or an interest in it, except developer sales, and requires the approval to be a written instrument in recordable form that names the transaction, the parties, the unit, the condominium and the Official Records reference of the Declaration. For a transfer of title, the approval is recorded in the Collier County public records at the same time as the deed. A transaction that is not approved is void unless the Association later approves it (Section 13.5). The Pelican Bay Foundation does not approve the sale; the Association’s approval under Section 13 is the approval the Declaration requires.

The Package and the 15-Day Clock

Under Section 13.2.1 the owner gives the Association written notice of the intended sale with the name and address of the proposed acquirer and a correct and complete copy of the proposed documents, and the Association may require other information it reasonably needs. It may charge a transfer fee not to exceed $100.00 or as permitted by law, and it may not approve a sale until all unpaid assessments and the court costs and attorneys’ fees due on the unit are paid. The 15 days run from receipt of all the information, so an incomplete package stops the clock. File the package in the first days of the contract and write a closing date that sits at least 15 days past a complete filing, with margin.

Disapproval, the Alternate Purchaser and the Association’s Election

Under Section 13.2.2 the Association may disapprove only for cause, and it must act reasonably and in a fair and non-discriminatory manner, for reasons rationally related to protecting, preserving and operating the condominium. Except in a disapproval for cause, on the owner’s written demand the Association must furnish an alternate purchaser it approves, or elect to buy the unit itself, and the owner must sell on the same terms as the proposal, or the owner may withdraw the proposed sale. Under Section 13.2.3 the closing is held within 60 days after an alternate purchaser has been furnished or the Association has elected to buy. Grounds for disapproval may include, but are not limited to, a delinquent assessment (Section 13.2.4).

Presumed Approval and the Certificate

If the Association fails to notify the owner of approval or disapproval in writing within the time, fails to provide an alternate purchaser or fails to elect to purchase, it is conclusively presumed to have approved the transaction and must provide a recordable certificate of approval on demand. A seller who reaches day 16 without an answer should ask for that certificate in writing.

Co-Buyers and Shared Occupancy

Section 13.1 bars de facto time sharing: approval will not be given for a sale of a unit or an interest in it to several persons, such as siblings or unrelated friends, who plan to split occupancy into different periods of the year. Section 28 separately bars time share estates. A buyer purchasing with a partner or through an entity should raise the occupancy plan in the offer.

Exempt Transfers

Judicial sales are exempt from Section 13, and Section 18.1 lets a first mortgagee that takes title by foreclosure or deed in lieu own, lease or sell the unit without the Association’s approval. The text we read does not make a gift or an inheritance exempt, so assume the Association reviews those transfers too and ask the manager.

How We Schedule a Remington Closing

A Remington contract should carry the Association’s 15-day approval window, the buyer’s seven-day cancellation window after the resale package arrives under Section 718.503, the flood disclosure at or before the time the contract is executed under Section 689.302, and a recording date that falls on the right side of the Foundation’s October 1 assessment step. The seller’s side files the approval package in the first days of the contract, and the buyer’s side orders the estoppel certificates at the same time.

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

Is Remington at Bay Colony a 55+ Community?

Remington at Bay Colony is not a 55+ community. The recorded 1996 Declaration contains no age restriction and no housing-for-older-persons clause, owners and buyers of any age may buy subject to the Association’s approval, and the Association must act reasonably and in a non-discriminatory manner when it approves or disapproves a sale.

What the Declaration Says About Age

We read the 1996 Declaration, the Bylaws, the 1996 Rules and the 2019 and 2024 amendments for an age restriction and found none. Section 13 describes the Association’s aim as a quiet, tranquil, non-transient and single-family oriented atmosphere, and Section 13.2.2 holds the Association to reasons rationally related to protecting and operating the condominium. Age is not among the stated grounds.

The Occupancy Rule Is Not an Age Rule

Section 12.3 limits occupancy to one family per unit. The 1996 Rules limit permanent occupancy to the number of bedrooms times two and overnight occupancy, including guests, to the number of bedrooms times two plus two. That is a count of occupants, not a rule about who they are.

Fair Housing in Plain Words

Federal and Florida fair housing law bars discrimination in the sale or rental of housing because of race, color, religion, sex, handicap, familial status or national origin. We describe the property, never the people who live in it.

Can You Rent Out a Remington Condo? Leasing Rules and the Foundation Cap

A Remington owner may lease only an entire unit with the Board’s prior written approval, and the association’s 2024 Q&A states the Board’s policy: no unit leased more than once per calendar year and a minimum lease of 90 days. The recorded Declaration is looser, and the Pelican Bay Foundation separately caps leases at two a year.

What the Recorded Declaration Says

Section 13.1 of the Declaration says the minimum leasing period is one month and no unit may be leased more than three times a year, unless made more restrictive by the Board. Only entire units may be leased, every lease is deemed to contain the tenant’s agreement to follow the condominium and community association documents, and a violation is a default of the lease and grounds for termination and eviction. The Association may proceed directly against the tenant, appoints itself the owner’s agent for that purpose and recovers its costs, and the owner pays them if the tenant does not. The Rules must be given to the tenant at or before the start of the lease. Approval of a lease need not be recorded.

The Board’s Policy in the 2024 Q&A

The association’s 2024 Q&A answers the owner question on leasing in two sentences: all leases must have the Board’s prior written approval, and no unit may be leased more than one time per calendar year, with a minimum lease of ninety days. It sends the reader to Section 13 for other restrictions. Because Section 13.1 allows the Board to be more restrictive than the Declaration, we treat the Q&A’s one-lease, 90-day policy as the working rule, and we cite the Declaration’s three-lease, one-month text as the outer limit.

The Lease Terms at a Glance

The Stricter Rule Governs

Remington’s one-lease Board policy is stricter than the Foundation’s two-lease cap, so in practice the Remington policy governs and the documents control. A seasonal lease of three months or more, once a year, is the pattern the policy allows. The Board can change its policy, so confirm it in writing before you rely on it for an offer.

What This Means for an Investor

Remington is not a short-term rental building. An investor who needs to rent by the week or month will find the policy disqualifying, and one who plans a single seasonal tenant a year can plan around the Board’s approval. Time shares are barred outright, and a tenant may not bring a pet. Buying with the plan to lease should be raised with the manager before the offer, not after.

Pet Rules at Remington at Bay Colony

The association’s 2024 Q&A allows quiet household pets at Remington: one dog or two cats, plus fish or birds, each dog or cat less than 15 inches tall at the shoulder at full maturity. Pets are never allowed in the pool area, and guests and tenants may not keep pets on the property.

What the Association Publishes

The Q&A answers the owner question on pets in four sentences. Quiet, non-offensive household pets, including one dog or two cats, as well as fish or birds, are permitted. All pets must be less than 15 inches tall at the shoulder at full maturity and are not permitted in the pool area at any time. Pets that are vicious, noisy or otherwise unpleasant are not permitted. If a pet becomes a nuisance or unreasonably disturbing, written notice is given and the pet must be removed from the condominium property within three days.

What the Recorded Documents Say

Section 12.7 of the Declaration sends pets to the Rules and bars them for tenants and guests. Exhibit D, rule 6 of the 1996 Rules is the recorded text behind the Q&A: it limits the household to one dog or two cats and a small number of birds, fish and other customary non-exotic pets, bars snakes, bars all pets from the pool area leashed or unleashed, requires a hand-held leash or carrying on the common elements and Bay Colony common property, requires owners to remove messes at once, and lets the Board grant exceptions to the limits in individual cases and impose conditions. The 2024 Q&A is the more recent statement, so we use its 15 inch limit and note that the 1996 text allowed up to two birds.

Service and Assistance Animals

A service animal or an assistance animal is a reasonable accommodation under fair housing law, not a pet. A buyer who needs one should raise it with the manager, and we can help with the wording.

What to Ask Before You Offer

Ask the manager for the current Rules and Regulations, the pet registration form and any weight or breed limit in writing. If you will bring a dog to the building, ask where the dog may walk on the property and whether the elevators have a pet rule. Other buildings’ pet limits do not carry over to Remington.

Guests, Occupancy and Daily Rules at Remington

Guests at Remington must be registered with the association: Section 12.3 of the Declaration says all guests must be registered on arrival and unregistered guests may be denied use of facilities and amenities, and the 2024 Q&A says guests must be registered in advance with management. Overnight occupancy is capped by bedroom count in the 1996 Rules.

Occupancy Under Section 12.3 and the Rules

Section 12.3 limits occupancy to one family per unit and expressly allows an owner to keep personal or professional records, library and telephone calls in the unit as customary incidents of residence. The 1996 Rules, rule 8, require everyone who occupies a unit other than the owner, including renters and house guests, to register with the manager at or before occupancy, and set the limits described above: bedrooms times two for permanent occupancy and bedrooms times two plus two overnight, guests included.

The Guest Suites and Owners’ Guests

Section 12.9 of the Declaration says the guest suites on the amenities level may be reserved for owners’ guests while the owners are in residence. The 1996 exhibit set a maximum stay of seven days with one possible extension, a first-come reservation system through the resident manager’s office and caps on consecutive and annual uses per owner. The current rules and rates are not public, and we state none.

Quiet Hours, Children and the Pool

The 1996 Rules ban loud and disturbing noises, ban vocal or instrumental practice before 9:00 a.m. or after 10:00 p.m., require earphones for devices at the pool, ban glass in the pool area, keep children under 12 supervised near the pool, ban skateboards and similar toys, and allow barbecues only in areas the Board designates. The association now lists a poolside gas fire pit and barbecue facilities, so the current rules may differ. The Board may fine up to $100 per violation under Section 4.14 of the Bylaws.

Vehicles, Deliveries and Moving

The 1996 Rules assign garage spaces, limit each household to two vehicles in the garage unless more spaces are assigned, bar commercial vehicles, trucks, campers, motor homes, trailers and boats, and require every vehicle to be licensed and operable. Moving furniture in or out must use the designated access door and the service elevators, Monday through Saturday between 8:00 a.m. and 5:00 p.m. The association’s site lists two service elevators, which fits the Bay Colony page.

Smoking, Window Coverings and Balcony Items

We found no smoking rule in the recorded text we read. Section 6.2.2 requires curtains, blinds and drapes visible from the exterior to be white or off-white or lined with those colors, and the 1996 Rules require the Board to approve balcony tile and floor covering colors and bar laundry or beach accessories exposed outside the unit, balcony, terrace or cabana.

Renovating a Remington Residence: Approvals, Hard Floors and Balconies

Renovating a Remington residence needs Board approval for most work. Section 6.2.2 requires written consent for anything visible from the exterior, Section 6.2.3 covers anything the association maintains, and Section 12.8 requires prior approval of the sound underlayment for any new hard floor. The 1996 Rules allow work Monday through Saturday, 8:00 a.m. to 5:00 p.m.

Which Work Needs Approval

Under Section 6.2.2 an owner may not paint, decorate or change the appearance of any part of the building outside the unit’s interior walls, or visible from the exterior, without the association’s written consent, other than placing furniture on terraces. Under Section 6.2.3 an owner may not alter or remove anything the association maintains without the Board’s written approval, the Board may approve, disapprove or require modification, all governmental permits are required and the owner bears the whole expense including later maintenance and restoration. The Association may require approval from engineers or other professionals, and no work may jeopardize the safety or soundness of the building.

Hours and Contractors

The 1996 Rules, rule 20, allow repair, construction, decorating and remodeling only Monday through Saturday between 8:00 a.m. and 5:00 p.m. and incorporate rules for decorators and subcontractors: licensed contractors insured at $250,000 per occurrence and $500,000 aggregate, entry through the garage, and use of a construction gate on Vanderbilt Beach Road. The 1996 text sets no seasonal construction window, unlike some other Bay Colony buildings, and the current Rules may add one, so ask.

Hard Floors and Balconies

Section 12.8 requires an approved sound underlayment equivalent or superior to one quarter inch of cork, with perimeter sound isolation, installed under the Rules, and written approval of the material before installation; the Board may require the owner to cover a non-conforming floor with carpet and padding or remove it. Section 12.8.1 bars indoor-outdoor carpet and river rock on balconies and terraces and requires waterproof tile and grout installed for drainage.

Windows, Glass and Shutters

Section 6.3 and the 2024 Article 6 keep the rule that replacement glass must be the same shaded or tinted type approved by the Department of Environmental Protection for sea turtle protection. Rule 24 of the 1996 Rules records that the developer installed shutters on all balconies and architect-approved laminated glass in non-balcony windows designed to meet hurricane impact standards, bars shutters over those non-balcony windows and requires replacement glass equal to or better than the original and compliant with code. Under the 2024 Article 6 owners now maintain windows, sliding glass doors, doors, shutters and screens.

Water Shut-Off and Leak Detection

The 2019 amendment installed a water leak detection and shut-off system in each unit and the common elements, lets the association enter units for it and bars owners from tampering with it. A buyer renovating plumbing should ask the manager how the system must be reconnected after work.

Permits Are a Separate Step

Board approval is not a county permit. A project that needs a Collier County permit needs both, and the county’s permitting portal is where a buyer or contractor checks the record.

Selling a Remington residence? Get a free home valuation or call Jesse direct at (239) 898-6072 to see your net at today’s sold prices. Buying at Remington? Call Marc at (239) 287-5873 or read how we represent buyers. We are Top 1% Real Estate Agents Nationally Since 2008.

Hurricanes, Flood Zone and Insurance at Remington

FEMA’s flood map, effective February 8, 2024, puts Remington’s residence address point in Zone AE at a base flood elevation of 10 feet, its building point at 9 feet and its beach-side cabana row at 10 or 11 feet. The Declaration asks the association to carry flood insurance up to replacement cost through the National Flood Insurance Program.

What FEMA’s Map Shows at Remington

We queried FEMA’s National Flood Hazard Layer on October 7, 2026 at the county’s building point, the single coordinate where the county stacks all 75 of its residence address points, all 20 cabana points and the building’s sign point. The 75 residence points fall in Zone AE with a base flood elevation of 10 feet (NAVD88) on panel 12021C0189J, effective February 8, 2024. The building point falls in Zone AE at 9 feet, and the sign point in Zone AE at 9 feet. Of the 20 cabana points, 12 fall in Zone AE at 10 feet and 8 fall in Zone AE at 11 feet. Zone VE, FEMA’s coastal high-hazard zone, begins about 170 feet from the residence point, about 195 feet from the building point and about 85 feet from the westernmost cabana point, at a base flood elevation of 12 feet; other VE polygons nearby carry 13 and 15 feet. Flood zone lines cross the site, so one address point does not settle a residence’s zone, and flood panels vary by address across Pelican Bay.

What the Elevations Mean

FEMA defines base flood elevation as the water surface elevation of a flood with a 1 percent chance of being equaled or exceeded in any year. Zone AE and Zone VE are both Special Flood Hazard Areas, and FEMA’s flood-zones page defines the term. An elevation certificate for the specific residence or structure, from a surveyor, is the document an insurer and lender use, and a map point is not a substitute.

The Preliminary Map Under Review

Collier County’s August 19, 2026 release says an updated Flood Insurance Rate Map is nearly complete, that the preliminary map was released March 20, 2025, that a 90-day appeal period begins August 19, 2026, and that the target for the new map to become effective is summer 2027, when new flood insurance requirements are applied. A target date can change. We did not compare Remington’s coordinates against the preliminary map and make no claim about a new zone; the county points to FEMA’s Map Service Center for the preliminary map.

What Hurricane Ian Did Here

The National Hurricane Center’s Ian report states maximum inundation of 8 to 12 feet above ground level in Estero, Bonita Beach, Bonita Springs and North Naples, and 6 to 9 feet above ground level in Naples, with the tide gauge on the Naples Pier reading 6.18 feet above mean higher high water before it was destroyed. The report does not give a height at Remington’s address. Remington’s own storm damage, repair cost and insurance claims are not in any public record we found, so we state none.

What the Declaration Says About Insurance

Section 10.2 requires the association to insure the building and association property at replacement cost against fire, extended coverage including windstorm and other hazards, to carry flood insurance up to the replacement cost of each building as available through the National Flood Insurance Program, and to carry liability, automobile, workers’ compensation, fidelity and directors and officers coverage. Section 10.3 makes a detailed summary of the master policies available for inspection by owners on request. Section 10.5.3 in the 1996 text says the association pays all policy deductible amounts; the 2019 and 2024 amendments we read do not change that sentence, and Florida’s condominium act, Section 718.111, also speaks to deductibles, so ask for the current certificate and the current allocation of the deductible in the resale package. The certificate, the named-storm deductible and the flood limit are not published on the association’s public pages, so we state none.

What Each Owner Should Insure

A buyer should carry a homeowner’s policy for contents and improvements, ask a flood insurance agent for a quote on the specific residence, and hold a cushion for an assessment if a storm loss exceeds the master policy. Section 10.2 excludes floor, wall and ceiling coverings, electrical fixtures, appliances, air conditioning equipment, water heaters and built-in cabinets inside a unit from the association’s building coverage, and Section 689.302 requires a flood disclosure at or before the time the sales contract is executed.

Shutters, Impact Glass and the Board

The developer installed shutters on all balconies and laminated architectural glass in the non-balcony windows, designed to meet hurricane impact standards when the building was built. Bylaws Section 4.17 has the Board adopt shutter specifications and bars it from refusing conforming shutters, while the original non-balcony windows are not to be covered by external shutters. Under the 2024 Article 6 owners maintain windows, sliding glass doors, doors, shutters and screens, so an owner’s hurricane protection is the owner’s cost.

After a Casualty

Under Section 11.2, if damage to the common elements is less than “very substantial,” the association must repair and rebuild, and if insurance and reserves fall short it levies a special assessment that need not be approved by owners. “Very substantial” means three-fourths or more of the units uninhabitable. After very substantial damage, the Board calls an owners’ meeting. If insurance and reserves cover the cost, the condominium is rebuilt unless zoning will not allow the same number and general type of units, in which case it terminates under Section 16.2. If they do not, 67 percent of the voting interests must approve a special assessment or the condominium terminates. Section 11.4 lets any owner petition a court for relief if the property is not repaired within a reasonable time, and Section 11.5 requires reconstruction to follow the original plans or plans approved by the Board, 67 percent of the voting interests and the Bay Colony Design Review Committee.

The Coastal Construction Limit

Section 29 of the Declaration says the shore parallel and seaward extent of the structures permitted by the Florida Department of Environmental Protection will not be increased, and no additional major structure will be permitted if it would exceed the limits set by the permitted construction seaward of the coastal construction control line, enforceable by the Department. For a buyer, that means the building’s footprint toward the beach is fixed.

Milestone Inspections and Florida Condo Law at Remington

Collier County lists Remington’s milestone inspection as completed. The certificate of occupancy is dated June 14, 1996, the county’s rule for coastal buildings certified before July 1, 1997 set the first inspection due by December 31, 2024, and the county’s map shows the next inspection year as 2033. The county holds the report; this page does not describe it.

What the County Record Shows

Collier County’s Milestone Map lists the building as “The Remington at Bay Colony Condo” with the status “Milestone Completed,” the cycle status “Cycle Completed” and a next inspection year of 2033, in Commissioner District 2. The county’s January 2026 milestone list carries the building with a certificate of occupancy date of 06/14/1996 and a date column that reads 01/10/2003, which cannot be a deadline for a building completed in 1996 and looks like a typographical slip in the list, so we rely on the live map for status. A simple ten-year count from December 31, 2024 would give 2034, so the county’s 2033 is one year earlier; we do not explain the county’s year and rely on its record.

What the Law Requires

Section 553.899 requires a structural milestone inspection of a condominium building of three or more habitable stories at 30 years, or at 25 years where the local enforcement agency finds that proximity to salt water requires it, and every 10 years after. Collier County’s milestone page applies 25 years to buildings within three miles of saltwater and sets December 31, 2024 as the first deadline for coastal buildings with a certificate of occupancy before July 1, 1997. Phase one is a visual examination by a licensed architect or engineer; phase two is required if substantial structural deterioration is found. The inspector’s sealed report goes to the association and the building official.

Our Arithmetic for Remington

The certificate of occupancy year is 1996, and 1996 plus 25 is 2021, so Remington reached the coastal age before the statute’s 2022 transition, and the county’s December 31, 2024 deadline for coastal buildings with a pre-July 1997 certificate applied. The county’s map shows the cycle complete, so the inspection record exists at the county. We did not read the inspector’s summary and say nothing about what it found.

What the Reserve Study Law Requires

Section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for condominium buildings of three or more habitable stories, covering the roof, load-bearing walls and primary structural systems, floors, foundation, fireproofing and fire protection, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and any other component over a statutory dollar threshold that affects those, and requires the association to fund reserves for those items. The study is part of the resale package under Section 718.503, which gives a buyer seven days, excluding weekends and holidays, to cancel after receiving it. Remington’s study is public, and the next section reads it.

What This Page Does Not Say

Milestone reports, estoppel certificates and the association’s current budget are association records. Sections 718.111 and 720.303 govern who may see official records, and we do not state what any member-only Remington record contains. A buyer reads them in the resale package, before the cancellation window closes, with an engineer if the building matters to the decision.

The Estoppel Certificate and Its Cost

An estoppel certificate states what is owed on a residence. Section 718.116(8) sets the statutory caps, $250 for the certificate, $100 more to expedite and $150 more if the residence has delinquent amounts, and as we read the state’s current adjusted caps they are $299, $119 and $179. The Foundation’s own estoppel is $250, plus $100 to expedite. Remington’s own estoppel fee is not published, and the contract controls who pays.

What Does Remington’s Structural Integrity Reserve Study Say?

Remington’s structural integrity reserve study, prepared by SOCOTEC Consulting and dated November 9, 2023 for the period beginning January 1, 2024, covers 16 elements priced at $8,206,400 in current dollars, led by $4,700,000 of entry deck, pool deck and planter waterproofing due in 2041, and recommends an annual structural reserve assessment of $600,000.

Who Prepared It and What It Covers

SOCOTEC Consulting, an engineering firm, inspected the building on September 18, 2023 and dated its report November 9, 2023. The study describes “one 24-story luxury high-rise structure with a total of 75 residential units” along the west side of Bay Colony Drive, developed circa 1996. It states that the building rests on drilled, reinforced auger-cast piles of 22 to 30 inches in diameter tested to 800 tons, with a 7-inch post-tensioned ground floor slab and 8-inch post-tensioned lobby and typical residential floor slabs, reinforced masonry exterior walls under three-quarter inch stucco, and a tower roof of stone-coated metal panels and low-slope membrane. It relied on limited architectural and structural plans dated 1993, did no invasive testing and calls its costs opinions, with no contractor bids.

The 16 Elements and Their Dates

The study schedules these elements, with the next replacement date and current cost the report prints.

The Near-Term Items: 2025 and 2026

Two elements fall in 2025 and four in 2026. The 2025 items, the tower membrane at $1,000,000 and the fire alarm modernization at $428,000, total $1,428,000 in current cost and $1,456,560 in the report’s future cost, which is the current cost grown 2 percent ($1,428,000 times 1.02). The 2026 items, concrete restoration at $100,000, booster pumps at $19,000, exterior paint and seal at $550,000 and stucco and sealant at $30,000, total $699,000 in current cost and $727,240 in future cost. Together that is $2,183,800 of future cost in two years, or $2,127,000 in current cost. We did not find a public record that confirms those six items were completed, so ask for the completion record and the current budget.

The Big Item: Waterproofing in 2041

The entry deck, pool deck and planter waterproofing, at $4,700,000 in current cost with a 25-year life and 17 years remaining at the time of the study, is 57.3 percent of the $8,206,400 total ($4,700,000 divided by $8,206,400). The report’s future cost for 2041 is $6,581,135, and its schedule projects a reserve balance of $7,069,021 at the start of 2041 and $1,229,267 at the end of it. The 2024 amendment ties exterior caulking to the association’s waterproofing program, which is the same subject.

The Funding Plan

The report’s cash-flow schedule shows contributions of $775,000 in each of 2024, 2025 and 2026 and $600,000 a year from 2027, which its table prints as a 22.58 percent decrease, and its text recommends an annual structural reserve assessment of $600,000 to fully fund the required components by the cash-flow method. A separate line on its analysis page shows a present funding contribution of $650,000 for 2024. The schedule’s 2024 row shows a beginning balance of $0, and its lowest ending balance is $108,940 at the end of 2025. We report these figures as the report prints them and do not reconcile the $650,000 line with the $775,000 row.

How the Plan Compares With the Quarterly Fee

At the 2024 quarterly figures, the association collects about $2,850,212 a year, so $775,000 is 27.2 percent of that and $600,000 is 21.1 percent. We do not know what the association’s current budget sets aside, because the Q&A does not say and the budget is a member document. A buyer should compare the budget’s reserve line with the study’s $600,000.

What Florida’s 2025 Law Changed

The Florida Senate’s summary of CS/CS/HB 913 (2025) says the law moved the deadline to complete a required study from December 31, 2024 to December 31, 2025, requires the study to include a baseline funding plan that keeps the reserve cash balance above zero and to separate mandatory items from others, and requires officers and directors to sign an affidavit acknowledging receipt of the study. It also lets a unit-owner-controlled association that has completed its milestone inspection delay the study, or pause or reduce reserve contributions for no more than two consecutive annual budgets by a majority vote of all voting interests, for budgets adopted on or before December 31, 2028. Remington’s county record shows a completed milestone cycle, so those provisions may be open to it, and we do not know whether the Board has used them.

What We Do Not Know

We do not know whether the 2025 and 2026 items were completed, the association’s reserve balance today, whether the study has been updated since November 2023, or what the current budget collects. Those answers are in the resale package, and a buyer should read them with an engineer before the cancellation window closes.

Which Schools Serve Remington at Bay Colony?

Collier County Public Schools’ address lookup assigns Remington, at 8665 Bay Colony Dr, to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for 2026-2027, with no rezone flag. The district’s grade table lists an A for each school from 2021 through 2025, and assignment can change, so confirm with the district.

The Three Schools

How We Checked

We queried the district’s address lookup service for 8665 Bay Colony on October 7, 2026 and got 97 matching address records, all with the same three assignments, which includes the building’s residence and cabana points. Hours come from the district’s 2026-2027 student start and dismissal times page, and drive times are free-flow off-peak estimates from the building point, not school-day traffic.

Grades and Rezoning

The district’s published grade table lists each school’s state grade by year, and the district’s attendance-boundary page lists any rezoning. Neither is a guarantee for a future year, and a buyer for whom a school matters should call the district with the address before an offer.

Private and Other Options

Collier County also has charter, magnet and private schools, which this page does not rank. Buyers who want a specific school should verify admission rules directly with it.

County Permits and Recorded Work at Remington at Bay Colony

Collier County’s records on Remington include a milestone permit record, an address file with one building point, 75 residence points and 20 cabana points, and the seven recorded instruments listed on this page. We did not search permits residence by residence, and the county’s public permitting portal is where a buyer or contractor checks a specific address.

The Milestone Record

The county’s Milestone Map carries a permit record for the building’s milestone inspection with the status “Milestone Completed.” We do not print the permit number. The record is the county’s own, and the milestone section above explains what it does and does not tell a buyer.

The Recorded Instruments

The Collier County Clerk’s public records list seven Remington instruments we found, all linked in the Downloadable Documents section: the 1996 Declaration, the Surveyor’s Certificate of Estimate, the two June 1996 developer amendments, the plat exhibit, the 2019 leak detection amendment and the 2024 amendments. We did not find a recorded non-conversion agreement or a recorded bill of sale for fire and irrigation facilities among them, and a title search would show anything else.

Work the Association Has Recorded

Two of the recorded instruments are about work: the 2019 amendment that put a water leak detection and shut-off system in each unit and in the common elements, and the 2024 Article 6 rewrite that ties exterior caulking to the association’s waterproofing program. The reserve study lists the exterior paint and seal, stucco and sealant, concrete restoration, roofing and fire alarm items that a buyer would expect to see in permit or contractor records.

What We Did Not Find

We did not find a published list of residence-level permits, a public special-assessment resolution or a public record of the building’s repair projects. Ask the manager for the Board’s recent approvals and the contractor list when you request the resale package.

What Is Being Built Near Remington at Bay Colony?

The county’s Vanderbilt Beach Road widening, east of US 41, is the project it announced this year. Bay Colony itself is built out, the Declaration bars additional major structures seaward of the coastal construction control line, and we found no record of a new tower proposed beside Remington.

The Vanderbilt Beach Road Widening

Collier County’s July 6, 2026 release says the contractor was issued a notice to proceed to widen about 1.8 miles of Vanderbilt Beach Road, from just east of US 41 to east of Goodlette-Frank Road, from four to six lanes, a project of about $28.4 million expected to take two years, weather permitting, with lane reductions at culverts between Strada Place and Goodlette-Frank Road planned for spring 2027. It is a corridor project east of US 41, not a project in Bay Colony, though a contractor or visitor driving to Remington from the east will pass it.

The Developer’s Reserved Easements

Sections 24 and 25 of the Declaration record easements the developer reserved: access for construction and utilities, an access easement for Beach Club and dune maintenance, joint use of the common entrance and driveway, and cross-use easements for a boardwalk along the dune. A buyer who cares about what could be built beside the building should read Section 25 and ask the Bay Colony Community Association.

The Preliminary Flood Map

The county’s preliminary flood map review, covered above, is the other change with a date attached, with a target effective date of summer 2027 that could move.

Pelican Bay Services Division

The county’s Pelican Bay Services Division page lists its board, meetings and the FY 2027 assessment, and it is the place to check for district projects on the Pelican Bay drainage, beach and landscape systems. We found no Remington-specific project there.

Daily Logistics at Remington at Bay Colony

Remington is about five minutes from Mercato and Whole Foods, seven minutes from the Pelican Bay Foundation’s Commons office, about nine minutes from Artis Naples and Waterside Shops, 9.5 minutes from NCH North Naples Hospital, 19.1 minutes from the Naples Airport and 37.9 minutes from Southwest Florida International Airport, on free-flow off-peak estimates.

Drive Times From the Building

How We Measured

The times are routing estimates from the Open Source Routing Machine at free-flow, off-peak speeds, measured from the county’s address point for the building to each destination as geocoded by the Census Bureau or OpenStreetMap, so season, traffic and the Bay Colony gate add to them. Use them to compare destinations, not to schedule a flight.

The Gate and the Tram

Bay Colony has a staffed private entry, and the Pelican Bay Foundation runs a tram inside the community. Guest access and gate procedures are the Bay Colony Community Association’s and the building’s, and we found no published procedure beyond the Declaration’s requirement that guests register with the association on arrival.

Seasonal Owners

For an owner who leaves for the summer, the association describes 24/7 onsite security, the 2019 amendment installed a water leak detection and shut-off system, and Section 12.4 gives the association a right of access with a pass key. A seasonal owner should leave the manager written instructions and keep a key on file, as the Declaration’s access rule assumes.

Owner at Remington? Request a free home valuation or call Jesse direct at (239) 898-6072. Thinking of buying at Remington? Call Marc at (239) 287-5873 and read how we represent buyers before you tour.

How Does Remington at Bay Colony Compare to Other Pelican Bay Buildings?

Remington at Bay Colony is the fourth of the six Gulf-front towers by year built, and its 12-month median of $6,000,000 on three Southwest Florida MLS closings ties Brighton for the highest of the five Gulf-front towers with sales, ahead of Biltmore at $5,050,000. Only Contessa, with eight, had more closings.

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

Every closing count below covers the 12 months to September 30, 2026 from our building roster, and a count under 10 is a small sample. Units and years built come from our building roster and the Collier County Property Appraiser, 2026 tax roll. The Remington row uses the October 7 pull that the rest of this page uses.

Remington and Brighton, the Closest Rival

Brighton at Bay Colony is Remington’s closest rival on paper: a Gulf-front high-rise of 75 residences built in 1994 against Remington’s 75 residences built in 1996, with the same 12-month median of $6,000,000 on three closings each. Over 60 months the two separate, with Remington at $7,450,000 on 14 closings and Brighton at $6,000,000 on 11. The full side-by-side is in the Remington vs Brighton section below.

Remington and the Other Gulf-Front Towers

Carlysle at Bay Colony (4 closings, $4,577,500 median), Biltmore at Bay Colony (6 closings, $5,050,000 median) and Contessa at Bay Colony (8 closings, $2,887,500 median) are the other Gulf-front high-rises with 12-month closings, and Windsor at Bay Colony is a Gulf-front tower of 31 units on our roster with none. Remington’s median is $950,000 above Biltmore’s, $1,422,500 above Carlysle’s and $3,112,500 above Contessa’s. All of these medians rest on fewer than 10 sales, so the gaps are a prompt to compare specific residences, not a ranking.

Remington and the Preserve-View Towers

Toscana at Bay Colony (3 closings, $3,400,000 median) and Salerno at Bay Colony (5 closings, $2,900,000 median) face preserve and bay. Remington’s median is $2,600,000 above Toscana’s and $3,100,000 above Salerno’s, a gap that mixes Gulf frontage, building age, residence size and sample size, so we do not attribute it to any one cause.

Where Remington Sits in Bay Colony and Pelican Bay

Remington belongs to the Bay Colony row of condominium towers, and Bay Colony belongs to the Pelican Bay Foundation. For a buyer comparing a Bay Colony tower with a building elsewhere in Pelican Bay, the distinguishing facts are the Beach Club, the gates and the Bay Colony charges, which the table above does not show.

Selling at Remington? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying at Remington? Call Marc at (239) 287-5873, or see how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.

Remington vs Brighton: Which Pelican Bay Condominium Fits You?

Remington and Brighton are both Gulf-front Bay Colony high-rises of 75 residences, but Remington is the 1996 tower and Brighton the 1994 tower. Over 60 months Remington’s median is $7,450,000 on 14 closings against Brighton’s $6,000,000 on 11, and Remington’s median days on market is 35 against Brighton’s 93.

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

Remington vs Brighton Decision Table

The table puts each building’s own figures side by side from our two data files. Every market row names its window and its number of closings, and a count under 10 is a small sample. Each building has one sale entered after closing and not marketed through the MLS, which is why its days on market and sale-to-list counts are smaller than its closing count.

What the Numbers Say

Over 60 months Remington’s median is $1,450,000 higher ($7,450,000 less $6,000,000, or 24.2 percent), and its median price per square foot is $431 higher ($2,206 less $1,775, or 24.3 percent), so the premium holds per square foot and is not only a matter of larger residences. Remington’s median residence sold in 35 days against 93 at Brighton, and Remington’s median sale-to-list ratio over 60 months is 100.0 percent against Brighton’s 90.6 percent, so sellers at Remington kept all of the final list price at the median while Brighton sellers gave up about a tenth. Brighton holds the 60-month record high, $12,500,000 against Remington’s $9,800,000. Over 12 months the two medians are identical at $6,000,000 (n=3 each), which shows how little three sales can say.

Who Should Choose Remington

Remington suits a buyer who wants the newer of the two towers, a recorded 1996 Declaration that can be read section by section, a published structural integrity reserve study, and the building with the faster, fuller-priced resale record over five years. It also suits a buyer who wants the 3,390 square foot floor plan, the size that closed six times in 60 months at $6,000,000 to $9,800,000.

Who Should Choose Brighton

Brighton at Bay Colony suits a buyer who prefers the 1994 tower, who wants to start at a lower price per square foot, or who is drawn to its highest-priced sales. Brighton’s milestone status and leasing and pet rules are on its own page, and we do not state them here.

What the Numbers Do Not Settle

Two small samples and two 60-month windows cannot tell you what your residence is worth, because one tower’s price depends on the floor, the view and the condition of the individual residence. Ask for the specific comparable sales, and ask us to read the documents of either building with you.

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

Honest Pros and Cons of Owning at Remington at Bay Colony

Owning at Remington at Bay Colony offers a Gulf-front address in a 75-residence tower with 24/7 security, a readable recorded Declaration and a completed county milestone cycle, and asks the owner to accept Association approval of every sale, a restrictive lease policy and a thin resale market. Weigh both lists against the documents.

The Pros

• Gulf-front, 75 residences, including four penthouses, with private secure elevators that open into each residence.
• A staffed, secured building. The association lists 24/7 onsite security, a heated pool and spa, a fitness center, three guest suites and a social room.
• Two garage spaces per residence and beach-side cabanas.
• A readable record. The 1996 Declaration, the amendments recorded after it and the association’s own published Q&A and reserve study are public.
• A defined sale process. The Association has 15 days to act, may disapprove only for cause, and is presumed to have approved if it does not answer in time.
• A completed milestone cycle. The county lists the cycle complete, with the next inspection year 2033.
• No age restriction in the Declaration we read.

The Cons

• Association approval of every sale, with a package, an interview and a 15-day clock.
• A strict lease policy: the 2024 Board policy is one lease a calendar year with a 90-day minimum, tighter than the Declaration’s floor.
• Rules mostly not public. We found the 1996 Rules and the 2024 Q&A, but not the current rule set.
• Layered costs. The Foundation’s $15,000 resale capital assessment is a buyer cost and rises 3.5 percent a year from October 2027, and the Bay Colony charges and current condominium budget are not published.
• Flood exposure. FEMA’s 2024 map shows Zone AE at 9 to 11 feet at the building and Zone VE close to the cabana row.
• A thin, wide-ranging market. Three sales in 12 months, a $4,000,000 spread inside them, and one sale that took 791 days.
• A reserve program to read. The 2023 study lists $8,206,400 of scheduled work across 16 elements, and we could not confirm which items are done.

How to Weigh Them

A buyer who wants a Gulf-front address and an owner-occupied building will find the cons manageable. A buyer who wants rental income or fast renovation will not. We help both read the documents before an offer.

What Does It Cost to Close a Sale at Remington at Bay Colony?

Closing a sale at Remington at Bay Colony involves Florida’s documentary stamp tax on the deed, which the seller customarily pays at $0.70 per $100 under Section 201.02, an estoppel certificate, and the Pelican Bay Foundation’s $15,000 resale capital assessment, which the buyer pays for deeds recorded on or after October 1, 2026.

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

Documentary Stamps on the Deed

Section 201.02, Florida Statutes, sets the tax on a deed at 70 cents on each $100 of consideration, rounded up to the next $100. At Remington’s 60-month median of $7,450,000 (n=14), that is 74,500 hundreds times $0.70, or $52,150. At the 12-month median of $6,000,000 (n=3, small sample) it is $42,000, and at the active list price of $4,895,000 it is $34,265. In Collier County the seller customarily pays this tax, and the contract controls.

The Owner’s Title Policy and the Closing Agent

In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the contract controls both. We do not list the owner’s title policy as a seller cost.

The Estoppel Certificate

Section 718.116(8), Florida Statutes, caps the condominium’s estoppel fee at $250, plus $100 if expedited and a further $150 if the residence has delinquent amounts. As we read the state’s current adjusted caps, those figures are $299, $119 and $179. The Foundation’s own estoppel is $250, plus $100 to expedite, a seller cost. Remington’s own estoppel fee is set by the Association and is not published, and the contract controls who pays.

The Foundation’s Resale Capital Assessment

The buyer pays the Pelican Bay Foundation’s resale capital assessment of $15,000 for deeds recorded on or after October 1, 2026, and it rises 3.5 percent each October 1, to $15,525 on October 1, 2027 ($15,000 times 1.035). The recording date decides which amount applies, not the contract date.

The Association’s Processing Fee

The 2024 Q&A lists the Bay Colony Community Association’s resale transfer fee at $7,500 and the Foundation’s at $10,000 under the old schedule. Ask the manager for the current charges and for the Remington processing fee when you submit the approval package, because we could not find them published.

What a Closing Calendar Looks Like

A Remington contract should carry the Association’s 15-day approval window under Section 13 of the Declaration, the buyer’s seven-day cancellation window after the resale package arrives under Section 718.503, the flood disclosure at or before the time the contract is executed under Section 689.302, and a recording date that falls on the right side of the October 1 assessment step.

Selling a Remington residence? Get a free home valuation or call Jesse direct at (239) 898-6072 to see your net at today’s sold prices. Buying at Remington? Call Marc at (239) 287-5873 or read how we represent buyers. We are Top 1% Real Estate Agents Nationally Since 2008.

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

If you own at Remington at Bay Colony and are thinking about a sale, you are selling into a tower that closed 14 sales in 60 months at a $7,450,000 median, to a buyer who will read the milestone record, flood map and Declaration first, through an Association approval that can take 15 days.

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

Remington is a building where the floor, the view and the condition of the individual residence decide the price, because the same tower sold residences between $5,800,000 and $9,800,000 in the last 24 months. 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 Remington listing along with the document file a Remington buyer’s lender, insurer and attorney ask for in week one.

Honors and recognition:

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

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

What Remington Residences Sold For

In the last 12 months Remington at Bay Colony has seen 3 resales in the Southwest Florida MLS (pulled October 7, 2026). Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.

• Closings, last 12 months (MLS): 3, a small sample, median $6,000,000, from $5,800,000 to $9,800,000, with volume of $21,600,000.
• Closings, last 36 months (MLS): 5, a small sample, median $7,250,000.
• Closings, last 60 months (MLS): 14, median $7,450,000, the mean of the middle pair $7,400,000 and $7,500,000, with volume of $102,525,000.
• Days on market and sale-to-list: a median of 35 days and 100.0 percent over 60 months (n=13); 42 days and 100.8 percent over 12 months (n=3, small sample).
• Today: one active listing at $4,895,000 and one pending sale at $7,490,000 on October 7, 2026.

Selling Into a Thin Market

Remington has 75 parcels, and three sales in 12 months means a buyer compares your residence with one or two others and with the last few closings. The 60-month file shows the price depends on the individual residence: the six 3,390 square foot residences closed between $6,000,000 and $9,800,000, and one 2,870 square foot residence took 791 days to close at $5,800,000. We price a Remington residence against the closings of the same size, adjusted for condition, floor and view, and we set the list price to win the first 60 days, because the median Remington sale over five years closed in 35 days at 100.0 percent of final list.

The Documents a Remington Buyer Will Ask For

• The statutory package: the Declaration, Articles, Bylaws and Rules, the most recent annual financial statement and budget, the frequently asked questions sheet, and the milestone inspection summary and structural integrity reserve study where they apply. The buyer’s seven-day cancellation window under Section 718.503 starts when the buyer receives it.
• The estoppel certificates: the condominium’s, and the Foundation’s at $250, plus $100 to expedite.
• The Association approval: the Section 13 package, in the form the Declaration requires.
• The residence’s own approvals: Association consent for any hard flooring and for any alteration under Sections 6.2 and 12.8.
• Flood and insurance: the current insurance certificate and any elevation certificate for the residence.

The Association Approval and the 15-Day Clock

Every Remington sale needs the Association’s written approval under Section 13 of the Declaration, and the Association has 15 days after it receives all the required information to approve, disapprove for cause, furnish an alternate purchaser or elect to buy. File the package in the first days of the contract, give the buyer’s agent the timeline in writing, and write a closing date that sits at least 15 days out.

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

Start with a free Remington at Bay Colony home valuation. It takes about a minute, and Jesse follows up with the Remington closings that fit your residence: the same size, the same view and the same condition. An automated estimate cannot tell one 3,390 square foot residence from another when recorded sales of the same size span $3,800,000. We price to the difference, and a dedicated Remington at Bay Colony seller page is planned for owners who want the full plan in one place.

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

Is now a good time to sell a Remington condo?

For a residence priced to its size’s recent closings, the data is mixed: one active listing against three closings in 12 months is 4.0 months of supply, a balanced reading, though three sales are a small sample. We would list a Remington residence with a price that matches the last 24 months’ closings of the same size, not with an aspirational number.

How do I price my Remington residence?

Against the closings of the same size. The MLS shows 3,390 square foot residences at $6,000,000 to $9,800,000, 3,010 square foot residences at $6,000,000 to $8,200,000 and 2,870 square foot residences at $5,800,000 to $7,500,000, so the size group matters more than the building median.

Do I need the association’s approval to sell my Remington residence?

Yes. Section 13 of the Declaration requires the Association’s written approval of every sale, and the Association may disapprove only for cause. Give the Association the complete package at the start of the contract.

What will a Remington buyer ask about first?

The milestone record, the flood zone, the insurance certificate and the fee stack. Have the resale package, the estoppel certificates and the Association approval timeline ready before the first showing.

Can I sell my Remington residence with a tenant in it?

Yes, subject to the lease. The buyer must be approved like any other buyer, and the Declaration and the 2024 Board policy both govern leases. Tell the buyer’s agent the lease terms at the first showing.

Who pays the $15,000 resale capital assessment when I sell?

The buyer pays the Foundation’s resale capital assessment for deeds recorded on or after October 1, 2026, and the contract controls any different allocation. A closing that records on October 1 or later falls under the $15,000 amount.

Your Local Real Estate Experts

Remington owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two read Remington’s recorded Declaration, its reserve study, the county’s milestone record and every MLS closing in five years before writing this guide, and we list below what we could not source.

McGreevy and Comisar are the Domain Realty team behind this Remington 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 Pelican Bay and Bay Colony market that Remington 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 Remington page the credential that matters more is narrower than any award: in the last 12 months we tracked every Remington closing in the Southwest Florida MLS against the county’s recorded-sales file before this guide was written, and we read the association’s recorded documents in full.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Remington 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 knows the market, works for his buyer and is attentive to his goals.” Margaret Whalen, verified Google review

★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, verified Google review

★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review

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

Contact McGreevy and Comisar

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

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

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

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For owners and buyers elsewhere in Pelican Bay, start with selling a Pelican Bay home, a Pelican Bay home valuation or buying a home in Pelican Bay, and see our Naples guide.

Frequently Asked Questions: Remington Buyer Edition

These are the questions buyers ask us before they tour Remington at Bay Colony, answered from the association’s recorded documents and published pages, Florida’s condominium statutes, Collier County’s files and the Southwest Florida MLS, so a buyer knows what to ask for and what the record shows before an offer.

What is Remington at Bay Colony?

Remington is a Gulf-front high-rise condominium of 75 residences, four of them penthouses, inside Bay Colony, the gated enclave of Pelican Bay in Naples. The Declaration was recorded on June 7, 1996, and the association describes one of Naples’ premier luxury condominiums on the Gulf of Mexico.

Where is Remington, and what is its address?

The building is at 8665 Bay Colony Dr, Naples, FL 34108, on the Gulf side of Bay Colony Drive. Collier County’s tax roll files it as “REMINGTON AT BAY COLONY, THE A CONDOMINIUM,” so a roll search for the street address or for Remington finds it.

Is Remington the same as Remington at Kings Ridge or Remington at Ponte Vedra?

No. The Remington at Bay Colony Condominium Association, Inc. is its own Florida corporation with its own Declaration. Remington at Kings Ridge and Remington at Ponte Vedra are unrelated entities, so search by the street address, 8665 Bay Colony Dr.

How many residences does Remington have?

The Declaration describes 75 residences, with one vote each, and the 2026 county roll lists 75 residential parcels. Four are penthouses. Collier County’s address file also shows 75 residence points and 20 cabana points, all stacked on one building coordinate.

When was Remington built?

The Declaration of Condominium was recorded on June 7, 1996, and the roll lists 1996 as the year built. Collier County’s milestone list shows a certificate of occupancy date of June 14, 1996, which is the date the milestone statute counts from.

How many floors does Remington have?

The Declaration places residences on floors 2 to 20 with no floor 13, plus four penthouses. The county’s address file numbers the penthouse levels 21 and 22, and the reserve study calls the building a 24-story structure. We quote each source and assert no count, because they differ.

What floor plans does Remington have?

Exhibit F of the Declaration lists eight recorded shares: two floor 2 residences, four typical plans of 17, 17, 17 and 18 residences, and two pairs of penthouses. The MLS reports three bedrooms or three plus a den, with one two-bedroom listing today.

How big are the residences?

MLS closings in the last five years were 2,870, 3,010, 3,390 and 3,410 square feet, and the two current listings are 3,390 and 2,906 square feet. The county roll’s 75 parcels run from 2,395 to 6,400 heated square feet, with a median of 3,390.

Does Remington have private elevators?

The Bay Colony Community Association describes four private elevator foyers and two service elevators, and our building description says the secure elevators open into each residence. A buyer should confirm the layout on the specific floor plan during a tour.

Is Remington on the Gulf?

Yes. The association describes Remington on the Gulf of Mexico, our roster lists it as a Gulf-front high-rise, and the county shows 20 cabana points on the beach side. The Declaration also records a dune walkover easement and sea turtle glass rules.

Is Remington in a flood zone?

FEMA’s map, effective February 8, 2024, puts the residence points in Zone AE at 10 feet, the building point at 9 feet and the cabana row at 10 to 11 feet, with Zone VE close to the cabanas. Get an elevation certificate for the residence you buy.

Do Remington owners have to carry flood insurance?

The Declaration has the association carry flood insurance on the building up to replacement cost as available through the National Flood Insurance Program. A lender may require its own coverage on the residence, so ask a flood insurance agent for a quote on the specific residence before you offer.

What does the association’s master insurance policy cover?

Section 10.2 has the association insure the building and common property at replacement cost, including windstorm and flood as available, and excludes floor, wall and ceiling coverings, fixtures, appliances and air conditioning inside a unit. We did not find the current certificate, deductible or flood limit published.

Has Remington completed its milestone inspection?

Collier County lists the milestone inspection as completed, with the cycle complete and the next inspection year 2033. The county holds the report, and we do not describe what it found.

Has Remington completed its structural integrity reserve study?

Yes. SOCOTEC Consulting dated Remington’s study November 9, 2023. It covers 16 elements priced at $8,206,400 in current dollars and recommends an annual structural reserve assessment of $600,000. We could not confirm whether the 2025 and 2026 items were completed.

What are the condominium fees at Remington?

The association’s 2024 Q&A publishes FY2024 quarterly assessments from $6,997 to $18,548 by plan. The current amount is in the budget in the statutory resale package, and our MLS pull carried no fee field.

What does the Pelican Bay Foundation charge?

The Foundation’s FY2027 assessment is $3,435 per unit ($2,180 operating, $497 replacement reserve and $758 bulk media), and condominium units are billed through the association. The association’s 2024 Q&A lists $2,944 paid annually for the Foundation fee.

Is there a capital assessment when I buy?

Yes. The buyer pays the Foundation’s $15,000 resale capital assessment for deeds recorded on or after October 1, 2026, and it rises 3.5 percent each October 1 from 2027. The recording date decides which amount applies.

What is the Pelican Bay Services Division assessment?

The county’s FY2027 assessment for the Pelican Bay Services Division is $1,250.00 per parcel: $789.07 for operations and maintenance and $460.93 for capital and projects.

Does the Association approve buyers at Remington?

Yes. Section 13 of the Declaration requires the Association’s written approval of every sale, and the Association has 15 days after it receives all the required information to act. It may disapprove only for cause, and silence is a presumed approval.

Can I rent out a Remington condo?

Yes, with the Board’s prior written approval of the lease. The 2024 Board policy is no more than one lease a calendar year with a 90-day minimum, tighter than the Declaration’s three leases and one month and the Foundation’s two-lease cap. Confirm the policy in writing before you offer.

Can I use a Remington condo as a vacation rental?

No. A 90-day minimum lease and one lease a year rule out weekly and monthly rentals, and the Declaration bars time sharing. An investor should raise the plan with the manager before the offer.

Are pets allowed at Remington?

The association’s 2024 Q&A allows one dog or two cats, plus fish or birds, each dog or cat less than 15 inches tall at the shoulder at full maturity. Pets are never allowed in the pool area, and guests and tenants may not keep pets.

Is Remington a 55+ community?

No. We read the Declaration, Bylaws, Rules and amendments for an age restriction and found none. Owners and buyers of any age may buy, subject to the Association’s approval.

What parking does Remington have?

Section 12.5 of the Declaration allocates two garage parking spaces to each residence, passing with title, and the association describes designated underground parking. The 1996 Rules limit a household to two vehicles in the garage unless more spaces are assigned.

Are there cabanas at Remington?

Yes. Section 12.6 makes each cabana a limited common element of a residence, with no more than one interior and one exterior cabana per residence, and no overnight sleeping. The 2024 amendment has the cabana holders share electricity, maintenance and repair.

What amenities does Remington have?

The association lists a heated pool and spa, a poolside fire pit and grills, a fitness center with saunas and steam rooms, a social room, a pub room, a library, three guest suites and 24/7 onsite security. Bay Colony adds the Beach Club and Tennis Club.

Is there a Beach Club?

Yes. Section 26.3 of the Declaration makes Bay Colony Beach Club membership mandatory with ownership, with membership fees, assessments and user fees. The association’s 2024 Q&A lists a one-time fee plus an annual user fee, and we could not find the amounts published.

Is there a Ritz-Carlton walkway?

The association says Remington owners enjoy a private walkway to the Ritz-Carlton, with concierge and room service from a private entrance. We found no recorded easement or published agreement that sets its terms, so ask the manager for the arrangement in writing.

Can I renovate a Remington residence?

Yes, with approval. Section 6.2.2 requires written consent for anything visible from the exterior, Section 6.2.3 requires Board approval to alter anything the association maintains, and the 1996 Rules allow work Monday through Saturday, 8:00 a.m. to 5:00 p.m.

Can I install hard floors at Remington?

Yes, with prior written Board approval of the sound underlayment. Section 12.8 requires underlayment equivalent or superior to one quarter inch of cork, and the Board may require a non-conforming floor to be covered with carpet or removed at the owner’s expense.

Can I combine two Remington residences?

Section 6.2.3 lets two units of the same owner that are adjacent, horizontally or vertically, be connected through common element walls or floors with the Board’s approval. Such work needs permits and may require engineering approval.

How long can I cancel after I receive the documents?

Under Section 718.503 the buyer’s cancellation window runs seven days after the buyer receives the resale package. Read the budget, insurance certificate, milestone summary and reserve study inside that window, with an engineer if the building matters to the decision.

Which schools serve Remington?

Collier County Public Schools’ address lookup assigns 8665 Bay Colony Dr to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for 2026-2027, with no rezone flag. Assignment can change, so confirm with the district before an offer.

What have Remington condos sold for?

The last 60 months show 14 MLS closings at a $7,450,000 median, from $5,800,000 to $9,800,000. The last 12 months show 3 closings at a $6,000,000 median, a small sample. The full list of 14 sales is in the market section above.

How fast do Remington condos sell?

The 60-month median is 35 days on market (n=13), and 10 of those 13 sales closed within 60 days. The other three took 68, 127 and 791 days, so price and condition decide the timeline.

Is a Remington residence for sale now?

On October 7, 2026 the MLS showed one active listing at $4,895,000, a two-bedroom of 2,906 square feet listed 27 days, and one pending sale at $7,490,000, a 3,390 square foot residence listed 289 days.

Who pays the owner’s title policy?

In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the contract controls both. The seller customarily pays the documentary stamps on the deed at $0.70 per $100.

How does Remington compare to Brighton?

Over 60 months Remington’s median is $7,450,000 on 14 closings against Brighton at Bay Colony’s $6,000,000 on 11, and Remington’s median days on market is 35 against Brighton’s 93. The decision table above sets out the rest.

What documents should I ask for before I make an offer?

Ask for the Declaration, Articles, Bylaws and Rules, the budget and financial statement, the current insurance certificate, the milestone inspection summary and structural integrity reserve study, the Association approval package and the estoppel certificates. The downloadable documents list at the end links the public ones.

What can I not find online about Remington?

The current condominium assessment and budget, current Rules and Regulations, the insurance certificate and deductible, the reserve balance and the milestone report are not public. We list what we could not source in plain terms, and the resale package answers most of it.

Who should I call about buying at Remington?

Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida. Marc will read the Remington documents with you before you tour. We are Top 1% Real Estate Agents Nationally Since 2008.

Frequently Asked Questions: Remington Seller Edition

These are the questions Remington at Bay Colony owners ask us before they list, answered from the recorded documents, Florida’s condominium statutes, Collier County’s files and the Southwest Florida MLS, so a seller knows what a Remington buyer will ask and what the law requires before the first showing.

How much is my Remington condo worth?

The last 24 months of MLS closings ran from $5,800,000 to $9,800,000 at a $6,000,000 median (n=3, a small sample), and the 60-month median is $7,450,000 on 14 closings. Your size, floor, view and condition place you inside that range. A free Remington home valuation starts the conversation, or call Jesse direct at (239) 898-6072.

How long does a Remington condo take to sell?

The 60-month median is 35 days on market (n=13), and the 12-month median is 42 days (n=3, a small sample). Ten of the 13 sales with days recorded closed within 60 days and three took 68, 127 and 791 days, so price decides the timeline.

What is the sale-to-list ratio at Remington?

The median is 100.0 percent over 60 months (n=13) and 100.8 percent over 12 months (n=3, a small sample). Five sales closed above final list, two at it and six below, the lowest at 85.4 percent, so the median hides a wide spread.

Is now a good time to sell at Remington?

One active listing against three closings in 12 months is 4.0 months of supply, a balanced reading by the usual rule of thumb, though three closings are a small sample and the one pending sale is priced at $7,490,000. A residence priced to the closings of its size is the one that sells.

What will a Remington buyer ask about first?

The milestone record, the flood zone, the insurance certificate, the reserve study, the fee stack and the Association approval timeline. Have the resale package, the estoppel certificates and the approval package ready before the first showing, and tell the buyer’s agent the 15-day window in writing.

Do I need Association approval to sell my Remington residence?

Yes. Section 13 of the Declaration requires the Association’s written approval of every sale, and a transaction that is not approved is void unless the Association later approves it. Give the Association the complete package at the start of the contract.

How long does the Association take to approve a buyer?

The Association has 15 days after it receives all the required information to approve, disapprove for cause, furnish an alternate purchaser or elect to buy. If it does nothing in that time, the sale is conclusively presumed approved, and you can ask for a recordable certificate.

Can the Association refuse my buyer?

Only for cause, and it must act reasonably and in a fair and non-discriminatory manner. Except in a disapproval for cause, on your written demand the Association must furnish an alternate purchaser it approves or elect to buy on the same terms, or you may withdraw the proposed sale.

What does a Remington estoppel certificate cost?

Section 718.116(8) caps the condominium’s estoppel fee at $250, plus $100 if expedited and $150 more if the residence has delinquent amounts; as we read the current adjusted caps, those are $299, $119 and $179. The Foundation’s estoppel is $250, plus $100 to expedite. Remington’s own fee is not published.

Who pays the owner’s title policy when I sell?

In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the contract controls both. We do not list the owner’s title policy as a seller cost.

What do I pay in documentary stamps when I sell?

Section 201.02 sets the tax at $0.70 per $100 of consideration, rounded up to the next $100, and the seller customarily pays it. At the 60-month median of $7,450,000 that is $52,150, and at $6,000,000 it is $42,000. The contract controls.

What other costs come out of a Remington sale?

Beyond documentary stamps, expect the estoppel certificates, any payoff and prorations at closing, and the listing agreement’s commission, which is negotiable. The Bay Colony and Foundation transfer fees in the 2024 Q&A are $7,500 and $10,000 on the old schedule, and the manager will say who is billed.

Who pays the $15,000 resale capital assessment when I sell?

The buyer pays the Foundation’s resale capital assessment for deeds recorded on or after October 1, 2026, and the contract controls any different allocation. A closing that records on October 1 or later falls under the $15,000 amount.

Does the date my deed records matter?

Yes. The Foundation’s schedule steps on October 1 each year, so the recording date, not the contract date, decides the amount. A closing that records on September 30, 2026 sat under the old $10,000 schedule and one that records on October 1 sits under $15,000.

Can I sell my Remington residence with a tenant in it?

Yes, subject to the lease. The buyer must be approved like any other buyer, and the Declaration and the 2024 Board policy both govern leases. Tell the buyer’s agent the lease terms at the first showing.

Can I sell to a trust or an LLC?

Section 13 applies to any sale or other disposition, so the Association reviews an entity or trust buyer too. The Declaration bars buyers who plan to split occupancy into periods, so raise the occupancy plan in the offer and the package.

Can I gift or leave my residence to a family member?

The text we read does not make a gift or an inheritance exempt from Section 13, so assume the Association reviews those transfers too. Judicial sales are exempt, and a first mortgagee that takes title may sell without approval under Section 18.1.

Does my garage space sell with the residence?

Yes. Section 12.5 allocates two garage parking spaces to each residence and the allocation passes with title. A cabana is a limited common element of its residence under Section 12.6, and the buyer should confirm which cabana belongs to yours.

Should I redo my floors before I list?

Check first. Section 12.8 requires prior written Board approval of the sound underlayment under any new hard floor, and a buyer will ask for it. If your hard floors already exist, be ready to show the Board’s approval before you spend money on new ones.

Does the milestone inspection affect my sale?

A buyer will ask. Collier County lists Remington’s milestone inspection as completed, with the cycle complete and the next inspection year 2033. The county holds the report, and the buyer’s resale package will carry what the law requires.

Will a buyer ask for the structural integrity reserve study?

Yes. Section 718.112(2)(g) requires the study, and Remington’s is dated November 9, 2023, with 16 elements and $8,206,400 in current cost. Expect the buyer to ask whether the 2025 and 2026 items were done, and have the Association’s answer ready.

How long does the buyer have to cancel?

Under Section 718.503 the buyer’s cancellation window runs seven days after the buyer receives the resale package. Order the package at the start of the contract so the window closes well before the Association’s 15 days run out.

What flood disclosure do I owe?

Section 689.302 requires the flood disclosure at or before the time the sales contract is executed. FEMA’s map shows Remington in Zone AE at 9 to 11 feet with Zone VE close to the cabanas, and an elevation certificate for your residence is the useful document.

Does the preliminary FEMA map affect my sale?

It may. Collier County’s August 19, 2026 release says the preliminary map was released March 20, 2025 and the target for the new map to become effective is summer 2027. We did not compare Remington’s coordinates against it, so ask an insurer what a change would mean.

Do I need an elevation certificate?

It helps. An elevation certificate for your specific residence, from a surveyor, is the document an insurer and lender use, and a map point is not a substitute. Ordering one before you list shortens the buyer’s insurance quote.

When is the best time of year to list?

Twelve of the 14 closings in the 60-month file fell between January and June, one in October and one in November, and none from July through September. That fits the season, so list so your approval window ends in the winter or spring, and price to the closings of your size.

How should I price against Brighton?

Compare like with like. Over 60 months Remington’s median is $7,450,000 against Brighton at Bay Colony’s $6,000,000, and Remington’s median price per square foot is $2,206 against $1,775. Price your residence against the closings of its own size.

How many Remington residences are for sale now?

On October 7, 2026 the MLS showed one active listing at $4,895,000 and one pending sale at $7,490,000. One active listing is a thin field, which helps a well-priced residence and punishes a stale one.

How do asking prices compare with sold prices?

Over 60 months the 13 sales with list data sold for $95,025,000 against $97,359,000 in final list prices, or 97.6 percent in aggregate. Final list is not original list, so a residence that cut its price along the way sold closer to its original ask than the ratio shows.

How many Remington homes have you sold?

Our MLS pull does not report the listing office on each sale, so we do not state a McGreevy and Comisar Remington sales count. What we can document is the record: 14 closings in five years, the Declaration and the county’s files, all read for this guide.

What does McGreevy and Comisar do differently for Remington sellers?

We price against same-size closings, assemble the document file a buyer’s lender, insurer and attorney ask for in week one, and file the Association approval package in the first days of the contract. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008.

Can you help me with the Association approval package?

Yes. We give the buyer’s agent the Section 13 timeline in writing, track the 15-day clock and coordinate the estoppel certificates with the manager and the Foundation, so the closing date sits where the approval allows.

How do I get started selling my Remington residence?

Request a free home valuation or call Jesse direct at (239) 898-6072. Jesse follows up with the Remington closings that fit your residence and a plan for the Association approval and the documents.

Who do I call to sell my Remington condo?

Call Jesse direct at (239) 898-6072, text or call, or start with a free Remington home valuation. Buyers can reach Marc at (239) 287-5873. Confidential conversations are welcome.

Sources and Authoritative References

Every Remington at Bay Colony fact on this page comes from the association’s recorded documents or published pages, a state, county or federal record, the Collier County Property Appraiser, 2026 tax roll and recorded-sales file through June 30, 2026, or the Southwest Florida MLS pulled October 7, 2026.

The primary sources are grouped below by who issued them, numbered continuously. The Collier County Property Appraiser figures come from the county’s published bulk data files, not from any third-party site, and the MLS is cited as Southwest Florida MLS.

The Association’s Own Pages and Published Documents, The Remington at Bay Colony

1. The Remington at Bay Colony Condominium Association, home page
2. The Remington at Bay Colony, amenities page
3. The Remington at Bay Colony, Frequently Asked Questions and Answers (2024)
4. The Remington at Bay Colony, Structural Integrity Reserve Study by SOCOTEC Consulting (November 2023)

Bay Colony Community Association

5. Bay Colony Community Association, The Remington page
6. Bay Colony Community Association, About Us
7. Bay Colony Community Association, Beach Club
8. Bay Colony Community Association, Tennis Club

Recorded Instruments, Collier County Clerk of Courts, Official Records

9. Collier County Clerk, official records public access portal
10. Declaration of Condominium, The Remington at Bay Colony (recorded June 7, 1996, OR 2192, Page 1593)
11. Surveyor’s Certificate of Estimate, The Remington at Bay Colony (OR 2192, Page 1698)
12. Amendments to the Declaration by the Developer, penthouse renumbering and corridor (June 1996, OR 2199, Page 166)
13. Amendment substituting the as-built plot plan and surveyor’s certificate (June 1996, OR 2199, Page 168)
14. Condominium plat exhibit, Condominium Plat Book 43, Pages 38 to 45 (June 1996, OR 2199, Page 179)
15. Certificate of Amendment on water leak detection and shut-off systems (recorded February 4, 2019, OR 5595, Page 1646)
16. Certificate of Amendment on maintenance, cabanas and notices (recorded October 31, 2024, OR 6410, Page 2988)

Pelican Bay Foundation

17. Pelican Bay Foundation
18. Pelican Bay Foundation, information for realtors
19. Pelican Bay Foundation, estoppel certificate form, fiscal year 2026-2027
20. Pelican Bay Foundation, Realtor Community Overview
21. Pelican Bay Foundation, Rules and Regulations (December 12, 2024)
22. Pelican Bay Foundation, Second Amended and Restated Declaration
23. Pelican Bay Foundation, Declaration amendment on leasing (May 28, 2019)
24. Pelican Bay Foundation, Amended and Restated Bylaws
25. Pelican Bay Foundation, FY2027 Approved Budget Package
26. Pelican Bay Foundation, Lease Application Packet 2027

State of Florida Agencies

27. Florida Division of Corporations, The Remington at Bay Colony Condominium Association, Inc., document N94000001614
28. Florida Division of Corporations, event history for document N94000001614
29. Florida Division of Corporations, Sunbiz
30. Florida Department of Business and Professional Regulation, condominiums, timeshares and mobile homes
31. Florida Department of Business and Professional Regulation, condominium documents
32. Florida Department of Business and Professional Regulation, SIRS reporting
33. Florida Department of Business and Professional Regulation, condominium information and resources
34. Florida Real Estate Commission, Department of Business and Professional Regulation
35. Florida Division of Emergency Management, Know Your Zone
36. Florida Department of Environmental Protection, coastal construction control line program
37. Florida Department of Environmental Protection, beaches, inlets and ports
38. Florida Department of Revenue, documentary stamp tax
39. Florida Office of Insurance Regulation, homeowners insurance
40. Florida Senate, Florida Statutes
41. Florida Senate bill summary, CS/CS/HB 913 (2025), condominium and cooperative associations

Florida Statutes, 2026, Florida Senate

42. Section 553.899, mandatory structural inspections for condominium and cooperative buildings
43. Section 718.103, condominium definitions
44. Section 718.104, creation of condominiums
45. Section 718.110, amendment of the declaration
46. Section 718.111, the association, including official records and insurance
47. Section 718.112, bylaws, including the structural integrity reserve study
48. Section 718.113, maintenance and improvements
49. Section 718.115, common expenses and common surplus
50. Section 718.116, assessments and estoppel certificates
51. Section 718.117, termination of condominium
52. Section 718.303, obligations of owners and fines
53. Section 718.503, disclosure prior to sale
54. Section 689.302, flood disclosure to a purchaser
55. Section 689.261, property tax disclosure summary
56. Section 201.02, tax on deeds and other instruments relating to real property
57. Section 161.053, coastal construction and excavation
58. Section 197.3632, non-ad valorem assessments
59. Section 760.29, Florida Fair Housing Act, discrimination in the sale or rental of housing
60. Section 718.1255, alternative dispute resolution
61. Section 720.303, homeowners’ association powers and official records

Collier County Government

62. Collier County, Milestone Inspections
63. Collier County, milestone buildings by year and reference number (January 2026)
64. Collier County, three-mile saltwater boundary map for milestone inspections
65. Collier County Milestone Map feature service, milestone buildings layer
66. Collier County site address points feature service
67. Collier County Growth Management public permitting portal
68. Collier County, Floodplain Management
69. Collier County, Pelican Bay Services Division
70. Collier County news release, proposed Flood Insurance Rate Map reflects changes to local flood risk (August 19, 2026)
71. Collier County, Vanderbilt Beach Road Widening Project construction starting (July 2026)
72. Collier County Clerk of the Circuit Court and Comptroller, official records

Collier County Public Schools

73. Collier County Public Schools
74. Collier County Public Schools, attendance boundaries
75. Collier County Public Schools, 2026-2027 student start and dismissal times
76. Collier County Public Schools, school zone tool
77. Collier County Public Schools, address lookup service queried for Bay Colony addresses
78. Collier County Public Schools, 2024-2025 school and district grades
79. Sea Gate Elementary School
80. Pine Ridge Middle School
81. Barron Collier High School

Federal Agencies and Open Mapping Data

82. FEMA Flood Map Service Center
83. FEMA National Flood Hazard Layer, map service
84. FEMA, base flood elevation glossary entry
85. FEMA, flood zones
86. FloodSmart, National Flood Insurance Program
87. FloodSmart, flood insurance cost
88. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (AL092022)
89. National Hurricane Center, hurricane preparedness
90. U.S. Department of Housing and Urban Development, Fair Housing Act overview
91. U.S. Census Bureau geocoder
92. OpenStreetMap Nominatim geocoder
93. Open Source Routing Machine, route service

Downloadable Documents

The Remington documents below are official public records and published association documents, linked at the issuing authority so you always open the current, unaltered copy. Recorded instruments open at the Collier County Clerk, statutes open at the Florida Senate, and county records open at Collier County.

Market data from Southwest Florida MLS, pulled October 2026.

McGreevy and Comisar, Best Realtor for Remington at Bay Colony. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.