Pelican Bay - Tierra Mar
Tierra Mar is a neighborhood of 49 villas built in 1980 and 1981 at the south end of Pelican Bay in Naples, within walking distance of Waterside Shops and Artis Naples. Buy or sell with McGreevy and Comisar.
Tierra Mar is a neighborhood of 49 villas built in 1980 and 1981 at the south end of Pelican Bay in Naples, within walking distance of Waterside Shops and Artis Naples. Buy or sell with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Tierra Mar is a villa neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. It is 49 villas of 1,890 to 3,005 square feet on three short streets at the south end of Pelican Bay, 552 to 596 Tierra Mar Lane, 500 to 548 Tierra Mar Lane East and 501 to 557 Tierra Mar Lane West, built in 1980 and 1981 and run by a homeowners’ association rather than a condominium. Its own association calls Tierra Mar Pelican Bay’s first villa community. McGreevy and Comisar are the team Tierra Mar owners call when they want the neighborhood’s real record: what each villa has actually closed for, what the association’s budget pays for and what it leaves to the owner, which recorded documents govern a sale, and where Tierra Mar sits in the Naples Grande water park dispute at its south edge.
This page goes deeper on Tierra Mar than any other source we know of. It is built from every Southwest Florida MLS closing in the last 60 months pulled on October 7, 2026, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file through June 30, 2026, the association’s own 2024 adopted budget and public real estate documents, its articles of incorporation as amended and restated in 2014 and filed with the Florida Division of Corporations, the Pelican Bay Foundation’s fiscal year 2027 estoppel certificate, rules and declaration, Collier County’s milestone building list, FEMA’s flood map queried at seven Tierra Mar addresses, and Florida’s statutes as they read in 2026. Where the public record stops, we say so and name the document that would answer the question.
Tierra Mar is not Tierra del Mar, the Boca Raton condominium, and it is not any of the other Tierra Mar corporations in Florida’s business registry, from Tierramar Properties to the Tierra Mar Aire shipping companies. The only one that belongs to this neighborhood is Tierra Mar Association, Inc., document 748928, whose filings give a principal place of business on Tierra Mar Lane in Naples 34108. It is also not Chanteclair, the manor-home neighborhood elsewhere in Pelican Bay, which we compare with Tierra Mar side by side below.
If you own at Tierra Mar and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the villa-by-villa, fee-by-fee and document-by-document detail below will tell you whether Tierra Mar fits before you tour.
McGreevy and Comisar are the best realtor for Tierra Mar at Pelican Bay because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Tierra Mar record built on every MLS closing since 2021 and the county’s deeds back to 1980.
If you’re searching for the best realtor for Tierra Mar at Pelican Bay in Pelican Bay, Naples, whether you’re ready to sell your Tierra Mar 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 Tierra Mar for a specific reason. The 49 villas come in a handful of plans, and the county roll shows 18 at 1,890 square feet, 18 at 2,191 and 7 at 3,005, yet the four closings of the 2,191 square foot plan in the last 60 months ran from $1,600,000 to $2,800,000. Size does not explain a Tierra Mar price. Condition, courtyard, pool, whether the villa is attached or detached, and timing do. A listing agent who prices Tierra Mar off a Pelican Bay condominium average, or off the Foundation’s headline numbers, misses all of it.
Recent Tierra Mar track record (last 12 months): In the last 12 months Tierra Mar has seen 9 resales in the Southwest Florida MLS (pulled October 7, 2026, covering closings from October 7, 2025 to October 7, 2026), at a median sold price of $2,150,000, a small sample of nine. The highest-priced Tierra Mar closing of the window was $2,990,000, in December 2025. 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. Ask us and we will walk you through every one.
For Tierra Mar sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Tierra Mar we also build the paperwork file before the first showing, because a Florida homeowners’ association sale carries a disclosure summary, an association estoppel, a Pelican Bay Foundation estoppel and, here, a Board approval of the buyer. We assemble it early so the clock starts on day one.
For Tierra Mar buyers: the first question is the villa, because identical-looking plans closed for very different prices. The second is the flood map and the ground elevation on your street. The third is the stack of charges, which at Tierra Mar runs through the association, the Pelican Bay Foundation and the county’s Pelican Bay Services Division. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Tierra Mar villa; we answer them below.
Honors and recognition:
Selling your Tierra Mar home? Get a free home valuation, or call Jesse direct at (239) 898-6072.
Buying a home in Tierra Mar? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Tierra Mar at Pelican Bay is a 49-villa homeowners’ association built in 1980 and 1981 on three streets at Pelican Bay’s south end. The ten facts below are the ones that decide price, carrying cost and risk for a Tierra Mar buyer or seller, each sourced in the sections that follow.
Tierra Mar villas closed at a median of $1,875,000 across 12 Southwest Florida MLS sales in the last 24 months, the first window with ten or more closings, ranging from $1,235,000 to $2,990,000. The last 12 months show 9 closings at a median of $2,150,000, a small sample of nine.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Every figure below is from the Southwest Florida MLS pull of October 7, 2026, with the window and the number of sales named beside it. When a window holds an even number of sales, the median is the mean of the middle two prices.
| Window | Closings | Median sold price | Range | Dollar volume | Median price per sq ft | Median days on market | Median sold to final list |
|---|---|---|---|---|---|---|---|
| Last 12 months (small sample) | 9 | $2,150,000 | $1,500,000 to $2,990,000 | $19,337,000 | $926 | 5 (n=9) | 96.8% (n=9) |
| Last 24 months | 12 | $1,875,000 (mean of $1,750,000 and $2,000,000) | $1,235,000 to $2,990,000 | $23,419,500 | $875 | 10 (n=12) | 96.3% (n=12) |
| Last 36 months | 14 | $1,875,000 (mean of $1,750,000 and $2,000,000) | $1,235,000 to $3,795,000 | $28,814,500 | $875 | 6 (n=14) | 96.9% (n=14) |
| Last 60 months | 18 | $2,125,000 (mean of $2,100,000 and $2,150,000) | $1,235,000 to $3,800,000 | not stated (see note) | $910 | 7 (n=17) | 96.8% (n=17) |
One of the 18 closings in 60 months, a March 2023 villa, was entered after closing and was not marketed through the MLS. It counts in every closing count, median and range above and is left out only of days on market and sold-to-list, which is why the 60-month row shows n=17 for those two columns. One April 2022 closing is carried here at the county deed figure of $2,200,100, the MLS having reported $2,200,001 when pulled on October 7, 2026, so we do not state a 60-month dollar volume.
With nine closings, the 12-month window is a small sample, and one sale moves its median: remove the $2,990,000 closing from the nine and the median falls from $2,150,000 to $2,075,000, the mean of $2,000,000 and $2,150,000. The 24-month window of 12 closings is the first to reach ten, so it is the window we use for the headline and the one we ask a Tierra Mar seller to read first.
In the last 12 months, nine Tierra Mar villas closed in the Southwest Florida MLS, from $1,500,000 to $2,990,000, for $19,337,000 in total. Seven of the nine sold within 30 days and two took longer: 100 and 145 days. Two closed above the final list price, one at the list price and six below it, for a median of 96.8 percent of the final list price on all nine.
Tierra Mar sells fast when the price is right and slowly when it is not. In the 24-month window, 9 of 12 closings took 30 days or fewer, and the other three took 100, 145 and 331 days, which is why the median is 10 days and the mean is far higher. The 331-day closing, in September 2025, listed at $1,599,000 and sold at $1,297,500, which is 81.1 percent of its final list price. A price that ignores the street’s recent closings does not sit quietly at Tierra Mar; it sits.
The median price per square foot of MLS-reported living area was $926 over the last 12 months (n=9), $875 over 24 months (n=12) and 36 months (n=14), and $910 over 60 months (n=18). Individual closings ran from $569 to $1,647 per square foot in the 60-month list, which is the clearest sign that price per square foot is a poor guide at Tierra Mar: the $1,647 figure belongs to a 1,940 square foot villa that closed off-MLS in March 2023, and the $569 figure to a 2,281 square foot villa that sat 331 days.
On October 7, 2026, the Southwest Florida MLS showed no active or pending Tierra Mar listings. A neighborhood with 49 homes and nine closings in a year turns over about 18 percent of its homes annually (9 of 49), so a Tierra Mar buyer should expect to wait for the right villa, and a Tierra Mar seller should expect a thin field of competing listings on the day they list.
| Year | Closings | Median sold price | Range |
|---|---|---|---|
| 2026 through October 7 | 7 (small sample) | $2,000,000 | $1,500,000 to $2,250,000 |
| 2025 | 5 (small sample) | $1,550,000 | $1,235,000 to $2,990,000 |
| 2024 | 2 (small sample) | $2,697,500 (mean of $1,600,000 and $3,795,000) | $1,600,000 to $3,795,000 |
| 2023 | 3 (small sample) | $3,195,000 | $2,100,000 to $3,800,000 |
| 2022 (the only closing in the 60-month window) | 1 (small sample) | $2,200,100 (county deed) | one closing |
Every row is a small sample, and the swings between years reflect which villas happened to sell, not a market that fell by half and doubled. The two 2025 closings above $2.5 million were both attached villas of 2,191 and 2,385 square feet that closed within 25 days of listing.
Selling at Tierra Mar? Know your villa’s number before you list. Get a free home valuation built on the Tierra Mar closings above, or call Jesse direct at (239) 898-6072. Buying at Tierra Mar? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Tierra Mar had 18 Southwest Florida MLS closings in the last 60 months, newest first below, from $1,235,000 in March 2025 to $3,800,000 in March 2023. The list gives each sold price, final list price, size, days on market and design, with street names only, because a Tierra Mar price belongs to the villa, not the owner.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Closed | Street | Sold price | Final list price | Sold to list | Bedrooms and baths (MLS) | MLS living area | Price per sq ft | Days on market | MLS design field |
|---|---|---|---|---|---|---|---|---|---|
| June 2026 | Tierra Mar Lane | $1,697,000 | $1,695,000 | 100.1% | 2 bed, 2 full | 1,900 | $893 | 13 | Detached villa |
| June 2026 | Tierra Mar Lane E | $1,750,000 | $1,850,000 | 94.6% | 2 bed, 2 full | 1,890 | $926 | 100 | Attached |
| May 2026 | Tierra Mar Lane E | $2,000,000 | $2,098,000 | 95.3% | 3 bed plus den, 2 full, 1 half | 2,366 | $845 | 5 | Attached |
| May 2026 | Tierra Mar Lane E | $2,150,000 | $1,998,000 | 107.6% | 3 bed plus den, 2 full, 1 half | 2,510 | $857 | 4 | Detached villa |
| May 2026 | Tierra Mar Lane | $2,250,000 | $2,349,000 | 95.8% | 3 bed, 2 full, 1 half | 2,191 | $1,027 | 4 | Attached |
| February 2026 | Tierra Mar Lane E | $1,500,000 | $1,550,000 | 96.8% | 2 bed plus den, 2 full | 1,946 | $771 | 5 | Attached |
| February 2026 | Tierra Mar Lane | $2,200,000 | $2,350,000 | 93.6% | 2 bed plus den, 2 full | 2,045 | $1,076 | 145 | Attached |
| December 2025 | Tierra Mar Lane | $2,990,000 | $2,990,000 | 100.0% | 3 bed plus den, 2 full, 1 half | 2,385 | $1,254 | 1 | Attached |
| December 2025 | Tierra Mar Lane E | $2,800,000 | $2,855,000 | 98.1% | 3 bed plus den, 2 full, 1 half | 2,191 | $1,278 | 25 | Attached |
| September 2025 | Tierra Mar Lane W | $1,297,500 | $1,599,000 | 81.1% | 3 bed, 2 full, 1 half | 2,281 | $569 | 331 | Attached |
| May 2025 | Tierra Mar Lane W | $1,550,000 | $1,599,000 | 96.9% | 3 bed, 2 full, 1 half | 2,120 | $731 | 19 | Attached |
| March 2025 | Tierra Mar Lane W | $1,235,000 | $1,400,000 | 88.2% | 2 bed plus den, 2 full | 1,890 | $653 | 7 | Attached |
| May 2024 | Tierra Mar Lane | $3,795,000 | $3,795,000 | 100.0% | 4 bed, 3 full, 1 half | 3,060 | $1,240 | 6 | Attached |
| March 2024 | Tierra Mar Lane | $1,600,000 | $1,600,000 | 100.0% | 3 bed, 2 full, 1 half | 2,191 | $730 | 0 | Detached villa |
| September 2023 | Tierra Mar Lane W | $2,100,000 | $2,800,000 | 75.0% | 4 bed, 3 full, 1 half | 3,005 | $699 | 9 | Attached |
| March 2023 | Tierra Mar Lane W | $3,195,000 | $3,195,000 | n/a | 2 bed plus den, 2 full | 1,940 | $1,647 | n/a (entered after closing) | Detached villa |
| March 2023 | Tierra Mar Lane W | $3,800,000 | $4,229,000 | 89.9% | 4 bed, 4 full, 1 half | 3,005 | $1,265 | 57 | Detached villa |
| April 2022 | Tierra Mar Lane E | $2,200,100 (county deed) | $1,799,000 | 122.3% | 3 bed, 2 full, 1 half | 2,191 | $1,004 | 4 | Attached |
Sources: Southwest Florida MLS, pulled October 7, 2026, covering closings from October 7, 2021. Price per square foot is the sold price divided by the MLS-reported living area of that sale. The March 2023 off-MLS entry has no days on market or sold-to-list figure because it was never marketed through the MLS. The April 2022 villa carries the county deed price of $2,200,100; the MLS reported $2,200,001 when pulled.
The MLS design field marks five of the 18 closings as detached villas and thirteen as attached. The five detached closings, from $1,600,000 to $3,800,000, have a median of $2,150,000 (n=5, a small sample). The thirteen attached closings, from $1,235,000 to $3,795,000, have a median of $2,100,000 (n=13). Over 60 months the two are within $50,000 of each other, so attachment alone is not what separates a $1.3 million Tierra Mar closing from a $3 million one.
Four closings are of MLS-reported 2,191 square feet, the most common plan on the county roll. They closed in April 2022 at $2,200,100, in March 2024 at $1,600,000, in December 2025 at $2,800,000 and in May 2026 at $2,250,000. The same floor area, four prices spanning $1,200,000. At Tierra Mar the plan is the starting point; renovation, courtyard and pool condition, the street and the day on the calendar decide where a villa lands inside the range.
Three of the 18 closings took more than 90 days: 100 days in June 2026 at $1,750,000 (94.6 percent of the final list price), 145 days in February 2026 at $2,200,000 (93.6 percent) and 331 days in September 2025 at $1,297,500 (81.1 percent). The other 14 timed closings took 57 days or fewer, and ten of those took 10 days or fewer. A Tierra Mar listing priced for the street moves in days; a listing priced for the dream takes a season and then cuts.
Three Tierra Mar closings went above the final list price: April 2022 at $2,200,100 against $1,799,000 (122.3 percent), May 2026 at $2,150,000 against $1,998,000 (107.6 percent) and June 2026 at $1,697,000 against $1,695,000 (100.1 percent). Three more closed exactly at the final list price: $3,795,000 in May 2024, $1,600,000 in March 2024 and $2,990,000 in December 2025. When a Tierra Mar villa is priced right, it can close at or above list in days.
The closings point to four drivers: the plan and bedroom count, whether the villa has been renovated, the condition of the private courtyard and pool, and the date. The three largest closings, $3,795,000, $3,800,000 and $3,195,000, were all of villas of 3,060, 3,005 and 1,940 square feet that closed in 2023 and 2024, at the top of the recent cycle. We price a Tierra Mar villa against the closings on the same plan and street, adjusted for condition, and we tell the owner which of the 18 closings above their buyer will actually compare them with.
The Collier County Property Appraiser’s recorded-sales file shows Tierra Mar villas selling for a median of $256,500 in 1980 and $2,000,000 in the 7 qualified sales of 2026 through June 30, about 7.8 times as much in 46 years. Those yearly medians rest on small samples, so the table shows how many sales stand behind each.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Year | Qualified sales | Median recorded price | Range |
|---|---|---|---|
| 1980 | 1 | $256,500 | one sale |
| 1984 | 4 | $301,250 | $270,000 to $310,000 |
| 1992 | 5 | $365,000 | $293,000 to $500,000 |
| 1996 | 5 | $366,000 | $360,000 to $405,000 |
| 2003 | 4 | $817,500 | $780,000 to $840,000 |
| 2006 | 2 | $1,045,000 | $890,000 to $1,200,000 |
| 2008 | 2 | $1,297,500 | $1,200,000 to $1,395,000 |
| 2009 | 3 | $731,000 | $615,000 to $1,315,000 |
| 2014 | 4 | $1,212,500 | $725,000 to $1,690,000 |
| 2019 | 5 | $925,000 | $845,800 to $1,200,000 |
| 2020 | 4 | $1,387,500 | $1,210,400 to $2,100,000 |
| 2022 | 1 | $2,200,100 | one sale |
| 2023 | 2 | $3,497,500 | $3,195,000 to $3,800,000 |
| 2024 | 1 | $3,795,000 | one sale |
| 2025 | 4 | $1,423,750 | $1,235,000 to $2,990,000 |
| 2026 through June 30 | 7 | $2,000,000 | $1,500,000 to $2,250,000 |
Source: Collier County Property Appraiser, 2026 tax roll and recorded-sales file, qualified improved sales of $100,000 and over, through June 30, 2026. The county records the deed consideration, which can differ from the MLS-reported price on the same sale; where it does, this page publishes the deed figure.
Three things stand out. Tierra Mar’s median recorded price first crossed $1,000,000 in 2006, fell to $731,000 in 2009 across three sales, was back above $1,000,000 in 2014, and dipped below it again in 2016 and 2019. It then took seven years to climb from the $925,000 median of 2019 to the $2,000,000 median of 2026, with the 2023 and 2024 sales, all three above $3,100,000, marking the peak of the recent cycle. And Tierra Mar villas that recorded $265,000 in 1990 and $2,200,100 in 2022 did so under the same association and the same recorded covenants, which is why the documents later on this page matter as much as the numbers.
The county file counts qualified, recorded deed sales through June 30, 2026, and the MLS counts closings reported through October 7, 2026. The two overlap but do not match sale for sale: the county’s 2025 count is four where the MLS shows five, and the county’s 2023 count is two where the MLS shows three, because the county file keeps only the sales it qualifies, and a closing and its recording can fall in different years. We use the county figure for the long view and the MLS for the recent market, and we never average or compare county price per square foot with MLS price per square foot.
Tierra Mar at Pelican Bay was incorporated as a Florida not-for-profit association on September 14, 1979, bought its land from Westinghouse Communities in 1980 according to its association, and was built as 49 villas in 1980 and 1981. The association calls it Pelican Bay’s first villa community, named for land and sea.
Florida’s Division of Corporations lists Tierra Mar Association, Inc. as document 748928, filed on September 14, 1979 and active, with annual reports filed through April 2026. The association’s own website says Tierra Mar was developed on a large parcel purchased in 1980 from Westinghouse Communities, Inc., the company that developed Pelican Bay. The county roll’s earliest recorded sale of a Tierra Mar villa is 1980, at $256,500.
The county roll dates 29 of the 49 villas to 1980 and 20 to 1981. That makes Tierra Mar among the oldest villa neighborhoods in Pelican Bay, about seven years older than the manor homes at Chanteclair, built in 1987 and 1988, and a few years older than Bridgeway Villas, built from 1983 to 1987.
Tierra Mar’s governing documents are the Declaration of Covenants, Conditions and Restrictions for Tierra Mar, recorded in Official Records Book 853, Page 1546 of Collier County and cited in the association’s 2014 articles, the Amended and Restated Declaration of Covenants and Restrictions for Tierra Mar (2014), the association’s bylaws and the amended and restated articles of incorporation filed with the state in 2014. Above them sits the Pelican Bay Foundation’s Second Amended and Restated Declaration, recorded April 9, 2009, which every Pelican Bay owner joins. We could not retrieve Tierra Mar’s own recorded declaration from the Clerk’s public viewer, so we cite it by its recorded reference and tell you below which documents answer which question.
Tierra Mar has no plat of its own. The county records its 49 parcels inside the Pelican Bay Unit 1 plat, which is why a property record shows a Pelican Bay subdivision name rather than “Tierra Mar,” and why the MLS and the county sometimes disagree on what to call the neighborhood. The streets, the association and the 49 homes are what define Tierra Mar.
Tierra Mar’s 49 villas are single-family homes of 1,890 to 3,005 square feet on the Collier County roll, in two, three and four bedroom plans behind courtyard walls. Eighteen villas are 1,890 square feet, eighteen are 2,191, seven are 3,005, and six are one-of-a-kind sizes from 2,321 to 2,791.
| Heated area on the county roll | Villas | Share of the 49 |
|---|---|---|
| 1,890 sq ft | 18 | 36.7% |
| 2,191 sq ft | 18 | 36.7% |
| 3,005 sq ft | 7 | 14.3% |
| 2,321, 2,342, 2,378, 2,466, 2,579 and 2,791 sq ft (one villa each) | 6 | 12.2% |
Source: Collier County Property Appraiser, 2026 tax roll, 49 residential parcels; the median heated area is 2,191 square feet. MLS living areas on closed sales run from 1,890 to 3,060 square feet and differ slightly from the roll for the same plan, so we compare roll to roll and MLS to MLS.
Over 60 months, closings by MLS bedroom count were: 2 bedrooms, 2 closings, median $1,723,500; 2 bedrooms plus den, 4 closings, median $1,850,000; 3 bedrooms, 5 closings, median $1,600,000; 3 bedrooms plus den, 4 closings, median $2,475,000; and 4 bedrooms, 3 closings, median $3,795,000. Every group is a small sample, and the two-bedroom and three-bedroom medians sit close together, but two steps stand out: a den on a three-bedroom villa lifts the median from $1,600,000 to $2,475,000, and a fourth bedroom lifts it to $3,795,000.
Tierra Mar at Pelican Bay closed nine villas in the last 12 months, and no listing was active on October 7, 2026. If you own one, get a free home valuation or Call Jesse direct at (239) 898-6072. If you are buying, read how we represent buyers or Call Marc at (239) 287-5873.
Tierra Mar’s association describes lots within courtyard walls and gates, and a private garden for each villa with its own pool. That is the feature a Tierra Mar buyer is really buying: indoor-outdoor living on a private courtyard rather than a shared pool deck. It is also a cost: a private pool and its equipment are ordinarily the owner’s expense, and exactly what the association maintains inside the courtyard walls is a declaration question we ask every buyer to confirm in writing before they close.
The association describes the style as California Spanish bungalow, with glass clerestory windows and high vaulted, beamed ceilings. Those clerestory windows and vaulted ceilings give a Tierra Mar villa a taller, lighter interior than its square footage suggests, and they are the reason roof, window and ceiling details belong in a buyer’s inspection.
The MLS design field distinguishes attached villas from detached villas, and 5 of the 18 closings in 60 months were detached. We tell buyers to read the design on the specific villa, because an attached villa shares at least one wall with its neighbor, which matters for insurance, noise and exterior work.
Tierra Mar is at 552 to 596 Tierra Mar Lane, 500 to 548 Lane East and 501 to 557 Lane West, Naples 34108, at the south end of Pelican Bay, about 0.1 to 0.2 mile west of Artis Naples and near Waterside Shops. The county roll counts 21 villas on the main lane, 13 on East and 15 on West.
The 49 villas sit on three streets: Tierra Mar Lane with 21 villas, Tierra Mar Lane West with 15 and Tierra Mar Lane East with 13, per the county roll. The Census Bureau’s geocoder places the streets between about 26.2150 and 26.2160 degrees north and 81.8059 and 81.8080 degrees west, and 0.09 to 0.23 mile west of Artis Naples in a straight line, which is how we measure what is in walking distance.
The association describes Tierra Mar as within walking distance of Waterside Shops and Artis Naples, and a slightly longer walk from South Beach. By road, from the community’s southern corner at Artis Naples, which sits next to Tierra Mar’s streets, Waterside Shops is about 0.5 mile and 2 minutes, and Sea Gate Elementary, on Seagate Drive, is about 0.4 mile and 1 minute, as a routing engine measured in July 2026.
Pelican Bay is a 6,500-residence community of 95 associations along nearly three miles of Gulf beach, according to the Pelican Bay Foundation. Tierra Mar is at its southern end, in the corner nearest Seagate Drive, Waterside Shops and Naples Grande Beach Resort, which is why the Naples Grande water park dispute, discussed in its own section below, names Tierra Mar as one of the three neighborhoods closest to the proposed site.
Tierra Mar at Pelican Bay offers two layers of amenity: its own private courtyards, gates and pool gardens, and the Pelican Bay Foundation’s shared beach, tram, restaurants, racquets and fitness facilities that every Pelican Bay owner joins. Tierra Mar’s public documents describe no clubhouse of its own, so the Foundation is the amenity package.
The Foundation describes nearly three miles of private white-sand Gulf beach, open daily from 9 a.m. to sunset, with beach attendants who set up loungers, umbrellas and cabanas. Residents reach North Beach and South Beach by an open-air electric tram that runs on eight stations along a raised berm and connects to boardwalks through the mangroves, making more than 900,000 trips to the beach and back each year, or by a walk through the mangroves. Tierra Mar’s own site describes South Beach as a slightly longer walk from its streets.
South Beach offers dining at the Sandbar and North Beach offers upscale beach dining at Marker 36, both operated by the Foundation. For a Tierra Mar owner the Sandbar is the nearer of the two, and its beach-side restaurant is the neighborhood’s de facto clubhouse on a winter evening.
The Foundation runs the community’s racquets program, a fitness center and wellness studio, and the Community Center at 8960 Hammock Oak Drive, where the Pelican Bay Services Division board meets. In January 2026 the Foundation’s $6 million Pelican Bay Community Park project opened 20 pickleball courts at 764 Vanderbilt Beach Road, half of them reserved for Pelican Bay residents, alongside rebuilt tennis courts. Foundation membership is mandatory for Tierra Mar owners under the Foundation Declaration (OR Book 4442, Page 3381).
Tierra Mar’s streets sit about a tenth to a fifth of a mile from Artis Naples, home of the Naples Philharmonic and The Baker Museum, and the association describes Waterside Shops and “The Phil” as within walking distance. Waterside Shops is in the middle of a redevelopment, with an RH campus targeted for the end of 2026, Eddie V’s open since June 2026 and a Carnelian hotel across US 41 planned for early 2027, so the walkable retail beside Tierra Mar is being reshaped as you read this.
Tierra Mar’s association budget funds its own grounds, irrigation, holiday decoration, social events and a website, with $2,500 a year budgeted for social events in 2024. Each villa has a courtyard and, per the association, its own private pool. The association does not publish a clubhouse, tennis court or common pool of its own, so Tierra Mar buyers should think of the neighborhood as a private-garden villa enclave that borrows its amenities from the Foundation.
Club Pelican Bay, the community’s private golf and social club, is a separate membership, not part of Foundation membership, with its own initiation and dues. A Tierra Mar buyer who wants golf should read the club’s membership terms before assuming it comes with the villa.
The Tierra Mar Association’s 2024 adopted budget sets maintenance fees at $419,148 for 49 villas, which is $8,554 per villa a year or $2,139 a quarter. The Pelican Bay Foundation line is the largest at $149,978, and 17.7 percent of the total funds reserves. The current budget is not published on the association’s public page.
The budget adopted on December 12, 2023, is the latest the association posts publicly. Its 15 lines sum to the $419,148 total, and each line below is divided by 49 villas.
| Budget line (2024 adopted budget) | Annual budget | Per villa per year | Share of total |
|---|---|---|---|
| Pelican Bay Foundation | $149,978 | $3,061 | 35.8% |
| Grounds maintenance (grounds, sprinkler repairs, mulch, plant maintenance, tree trimming, holiday decoration) | $108,205 | $2,208 | 25.8% |
| Reserve contribution | $74,013 | $1,510 | 17.7% |
| Reclaimed water for irrigation | $27,000 | $551 | 6.4% |
| Building maintenance (pressure cleaning, dryer vents) | $14,000 | $286 | 3.3% |
| Roof cleaning | $11,000 | $224 | 2.6% |
| Management | $8,400 | $171 | 2.0% |
| Accounting | $6,552 | $134 | 1.6% |
| Insurance | $5,700 | $116 | 1.4% |
| Professional and legal | $5,000 | $102 | 1.2% |
| Office | $3,500 | $71 | 0.8% |
| Social events | $2,500 | $51 | 0.6% |
| Website | $2,000 | $41 | 0.5% |
| Electricity | $1,000 | $20 | 0.2% |
| Application fee processing | $300 | $6 | 0.1% |
| Total maintenance fees | $419,148 | $8,554 | 100.0% |
Source: Tierra Mar Home Owners Association, 2024 Adopted Budget, adopted December 12, 2023, 49 units. Per-villa figures are rounded to the dollar, so they add to within $2 of the $8,554 total.
More than a third of the Tierra Mar fee, $149,978, goes straight to the Pelican Bay Foundation. The Foundation’s Rules and Regulations make each neighborhood association responsible for collecting and remitting its members’ assessments, and the Foundation’s estoppel certificate says billing goes to the owner directly only for a single-family or commercial property, so for a Tierra Mar owner the Foundation assessment arrives inside the association fee. At the Foundation’s fiscal year 2027 rate of $3,435 per unit, 49 villas would owe $168,315, which is $18,337 more than the 2024 line and 40.2 percent of the 2024 budget total. We do not use that figure to guess today’s fee, because the budget line spans two Foundation fiscal years, but it shows why the current budget, not the 2024 one, is the number a buyer must see.
Grounds-related lines total $135,205, the second-largest block: $108,205 for grounds maintenance and $27,000 for reclaimed irrigation water, which together are 32.3 percent of the budget. The grounds line itself lists $63,630 for grounds service, $15,000 for sprinkler repairs, $12,000 for plant maintenance, $10,500 for tree trimming, $4,525 for mulch and $2,550 for holiday decoration. A Tierra Mar owner is paying for the manicured, shared landscape the villas are known for.
The 2024 budget carries a $74,013 reserve contribution, 17.7 percent of the total or $1,510 per villa. The reserve schedule behind it, from a reserve study the association paid $4,150 for in 2023, lists items with replacement costs of $1,302,425 in total and an estimated year-end 2023 reserve balance of $286,292, about 22 percent of that total. Named items include pavers at $305,467, lighting at $160,590, a painting reserve of $200,000 on a 10-year life, gutters at $88,227, irrigation at $128,750, landscaping at $103,000 and lawn, shrub and tree replacement at $100,000.
Section 720.303(6) of the Florida Statutes lets a homeowners’ association include reserve accounts for capital expenditures and deferred maintenance in its budget, and requires the association’s financial report to carry a conspicuous warning when reserves are not fully funded. Unlike the condominium law described below, it does not require a structural integrity reserve study. A Tierra Mar buyer should ask for the current reserve study and the latest financial report, which are the documents that show how the $286,292 balance has moved.
The $5,700 insurance line is small beside the $419,148 total, so ask the manager exactly which policies the association buys and whether the villa structures are insured by the association or by each owner. The budget has no line for a clubhouse, pool or elevator, which is why the fee is lower than a Pelican Bay condominium’s, and it does not state what a villa owner pays directly for the pool, the interior or the owner’s own insurance.
The fee that applies to a villa you are buying or selling is the one on the association’s estoppel certificate. Florida’s homeowners’ association statute caps what an association may charge for it, and the estoppel states the current fee, any special assessment and any amount owed. We request it on day one of every Tierra Mar contract.
Selling a Tierra Mar villa? See what yours is worth with a free home valuation, or Call Jesse direct at (239) 898-6072. Buying one? Marc will walk you through the fee stack: how we represent buyers, or Call Marc at (239) 287-5873.
A Tierra Mar villa carries four recurring or one-time charges beyond the price: the association fee of $8,554 a year in the 2024 budget, a Foundation assessment of $3,435 per unit for fiscal year 2027 paid through that fee, a county Pelican Bay Services Division assessment of $1,250 for fiscal year 2027, and a $15,000 buyer-paid resale capital assessment.
| Charge | Amount | Who pays and when | Source |
|---|---|---|---|
| Tierra Mar Association fee | $8,554 per villa per year in the 2024 budget ($2,139 a quarter) | Owner, quarterly, to the association | Association 2024 adopted budget |
| Pelican Bay Foundation assessment, fiscal year 2027 | $3,435 per unit ($2,180 operating, $497 replacement reserve, $758 bulk media; $858.75 a quarter) | Owner, through the association fee | Foundation estoppel certificate, fiscal year 2027 |
| Pelican Bay Services Division assessment, fiscal year 2027 | $1,250.00 ($789.07 operations and maintenance, $460.93 capital and projects) | Owner, on the county tax bill | Collier County Pelican Bay Services Division page |
| Resale capital assessment | $15,000 on deeds recorded on or after October 1, 2026; 3.5 percent more each year from October 1, 2027 ($15,525) | Buyer, one time at closing | Foundation estoppel and fiscal year 2027 budget package |
| Resale capital exemption processing fee | $1,000 | Buyer moving from one Pelican Bay property to another, one time | Foundation estoppel |
| Foundation estoppel | $250, plus $100 to expedite to 3 business days | Seller, at closing | Foundation estoppel |
| Unreturned Foundation ID cards | $500 | Seller, at closing | Foundation estoppel |
| Association sale and lease application | $200 non-refundable, plus $50 background check per adult (2016 memo; confirm today’s fee) | Applicant | Association sale and lease application memo |
The Foundation’s fiscal year runs October 1 to September 30. Its fiscal year 2027 estoppel breaks the $3,435 into $2,180 for operations, $497 for the replacement reserve fund and $758 for a bulk media agreement, which adds to $3,435, or $858.75 a quarter. The bulk media line is why a Pelican Bay villa’s television and internet service arrive on the Foundation’s contract, not on a separate cable bill, according to the Foundation’s realtor page.
Collier County’s Pelican Bay Services Division, a county taxing and benefit unit, maintains street lighting, water management, beach renourishment, ambient noise management, sidewalks, medians and the Clam Pass restoration. Its FY 2027 Assessment on the county’s Pelican Bay Services Division page is $1,250.00, split into $789.07 for operations and maintenance and $460.93 for capital and projects.
On a deed recorded in Collier County on or after October 1, 2026, the buyer pays the Foundation a one-time $15,000 resale capital assessment, collected at closing. The Foundation’s fiscal year 2027 budget package assumes the fee rises 3.5 percent a year beginning in fiscal year 2028, which makes it $15,525 for a deed recorded from October 1, 2027. A buyer who already owns in Pelican Bay and is moving to Tierra Mar can apply once for an exemption in lieu of the fee, at a $1,000 processing charge, if the exemption was not used before. At a Tierra Mar median closing of $2,150,000, the $15,000 is 0.7 percent of the price.
The association fee, the Foundation assessment inside it and the county assessment add up, on the figures we can document, to $8,554 plus $1,250 or $9,804 a year per villa before property tax, insurance and the owner’s own pool and interior costs. The 2024 association figure is the stale piece, and the Foundation’s $3,435 rate for fiscal year 2027 suggests the current association fee is higher. We tell every Tierra Mar buyer to treat $9,804 as a floor and the current estoppel as the answer.
The Foundation’s FY2024 audited financial statements record that in August 2023 its Board approved a Hurricane Ian assessment of $2,195 per residential unit, based on storm costs estimated at about $16,400,000 and reduced by an estimated $2,000,000 because the closed facilities saved operating expense. Tierra Mar owners are Foundation members, so that precedent applies to them too, and it is why we ask what special assessments, if any, the association itself has levied.
Owners: the cost of carrying a villa is part of what a buyer will pay for yours, so request a free home valuation and Call Jesse direct at (239) 898-6072. Buyers: start with our buying page and Call Marc at (239) 287-5873.
Tierra Mar’s governing documents are a recorded declaration of covenants, a 2014 amended and restated declaration, amended and restated articles of incorporation and bylaws, all under the Pelican Bay Foundation’s Second Amended and Restated Declaration. Sales and leases need the association’s Board approval and a background check; the Foundation requires no approval of a transfer.
The 2014 amended and restated articles, filed with the Florida Division of Corporations, state that the association is organized to serve as a homeowners’ association as described in section 720.301 of the Florida Statutes, to operate and manage the common areas, and to provide architectural control and enforce the covenants applicable to the lots in Tierra Mar. Each lot has one vote, the board has not fewer than three directors, and the sale or transfer of common area, and borrowing money, each require two-thirds of the entire voting interests.
The original Declaration of Covenants, Conditions and Restrictions for Tierra Mar is recorded in Official Records Book 853, Page 1546 of Collier County, and an Amended and Restated Declaration of Covenants and Restrictions for Tierra Mar followed in 2014. Which document controls a given rule is a question of the recording dates, and the amended and restated version is the one the association hands buyers.
The association’s sale and lease memo tells a buyer that by the time of closing they should have received a 106-page document, made up of the Amended and Restated Declaration of Covenants and Restrictions for Tierra Mar (2014), the amended articles, the bylaws, and the Pelican Bay Foundation’s Second Amended and Restated Declaration of 2009. We recommend reading the 106 pages before you remove your contingency, not after closing.
The association’s published memo, dated February 15, 2016, requires an application at least 20 days before a sale or lease, a non-refundable $200 application fee, a $50 background check for each adult, and states that sales and leases require Board approval, subject to the background check. These are the 2016 figures and may have changed; the association’s manager, Eagle Property Management of Naples, handles the application. A Tierra Mar seller should assume 20 days is a minimum, and we file the application the day a contract is signed.
The Pelican Bay Foundation’s estoppel certificate states that the Foundation does not require approval for a transfer of a unit, that approval may be required by a sub-association, and that the Foundation holds no right of first refusal. The Foundation does require the buyer to join, pay the resale capital assessment and send it a copy of the deed and the settlement statement.
Tierra Mar’s sale memo says no exterior improvement may be made until approved in writing by the association and the Pelican Bay Design Review Committee. The Foundation’s design review rules classify minor projects, such as painting or a color change, driveways, signs, solar collectors, tree removal, hurricane shutters, gutters, generators and replacement roofing, and promise a decision on a minor project within 14 working days of a complete application, with no design review fee. Major projects go to the Design Review Committee.
The memo also states that the owner keeps the exterior in the same condition as at initial construction, so a Tierra Mar owner who wants to change a roof color, window or courtyard wall should expect to ask twice, once at the association and once at the Foundation.
Tierra Mar’s current declaration, bylaws and rules are posted in the association’s member area, which requires a login, and the Collier Clerk’s public viewer would not return the recorded declaration to us. What we state about Tierra Mar’s own rules therefore comes from the association’s public sale and lease memo, its articles and its budget. Everything else is the Foundation’s, which publishes its documents in full.
Tierra Mar at Pelican Bay is not a 55-plus community in the public documents we read. Its 2014 articles, the association’s sale and lease memo and the Pelican Bay Foundation’s declaration, rules and estoppel state no age restriction. The recorded Tierra Mar declaration controls, and we confirm it in the disclosure package before any buyer relies on this.
We read the association’s amended and restated articles, its 2016 sale and lease memo, its 2024 budget, the Foundation’s Second Amended and Restated Declaration, its 2024 rules and its fiscal year 2027 estoppel. None describes Tierra Mar as age-restricted housing. Under federal law a community that claims the older-persons exemption must publish and follow age-verification procedures, which none of these documents does.
Because there is no age restriction in the public record, a Tierra Mar buyer’s household can be any household that the association’s background check and the Board approve on the criteria the declaration allows. We state this as a fact about the documents, not about any group of people.
A Tierra Mar owner can lease a villa, but twice in a calendar year at most and for at least two months each time, with Board approval and a background check at the association and a lease application at the Pelican Bay Foundation. The stricter rule governs in practice, and the recorded documents control.
The association’s sale and lease memo states that no owner may rent or lease any residence more than twice in any calendar year and that any rental agreement shall be for a minimum of two months. Every lease needs the Board’s approval, an application at least 20 days ahead and a background check, at the 2016 fees of $200 plus $50 per adult.
The Foundation’s 2019 amendment to Section 3.26 of its declaration, recorded May 28, 2019 in Official Records Book 5634, Page 1101, caps leasing at two times per calendar year, bars use on a time-share basis, and applies unless a neighborhood’s own covenants provide otherwise. Its lease application packet for 2027 asks for the application at least 30 days before the lease period, a $500 non-refundable processing fee, a maximum of two tenant cards, and the association’s signed approval of tenants.
On the documents we have, Tierra Mar’s rule and the Foundation’s rule agree on the two-leases-a-year ceiling, while the association adds a two-month minimum and the Foundation adds a 30-day lead time. The stricter requirement on each point governs in practice, and where a recorded document says otherwise, the document controls. A buyer who plans to rent a villa part of the year should read both before making an offer.
While a villa is leased, the Foundation deactivates the owner’s member cards on the lease start date and issues up to two tenant cards, reactivating the owner’s cards after the lease ends. An owner therefore trades their own beach and tram access for the tenant’s during a lease.
Pets are allowed at Tierra Mar, subject to the association’s own declaration, which we could not open, and to the Pelican Bay Foundation’s rules, which bar pets from beaches, trams, boardwalks and dining areas and require a leash no longer than six feet. Service animals are governed by a separate Foundation policy.
The Foundation’s Rules and Regulations, section 3.G, require pets to be vaccinated, supervised at all times and harnessed, leashed, caged or tethered on Foundation property, with leashes of no more than six feet and no retractable leashes on the berm. Pets may walk the berm and permitted common areas, but not inside dining or bar areas, the Community Center’s meeting rooms, the fitness center, any Foundation or Collier County beach, the trams or any boardwalk. Repeated violations can cost an animal its access.
The association’s pet rules are in its declaration and rules, which are member-only. We therefore do not state a Tierra Mar limit on the number, size or breed of pets, and we tell every buyer with a pet to read the declaration’s pet section in the disclosure package before closing.
The Foundation’s rules state that service animals are not pets, that they are governed by a separate policy and that certified service animals and emotional support animals are subject to the pet rules unless a reasonable accommodation is approved through an application with the Foundation. The accommodation process is the Foundation’s, so a buyer with an assistance animal should start it early.
Not a pet rule, but a daily one: the Foundation’s rules prohibit e-bikes, motorized bikes, Segways, powered scooters and personal golf carts on its berms, boardwalks and decks even when the power assist is turned off, while pedestrians, bicycles and trams may use the berm. A Tierra Mar household that wants to cycle to the beach should plan for pedal bikes.
Tierra Mar at Pelican Bay sits in FEMA’s shaded Zone X, the moderate-to-minimal flood hazard designation, on panel 12021C0383J effective February 8, 2024, at ground elevations of about 8.6 to 11.2 feet above sea level. Zone X is not an exemption from surge or wind, and Ian proved it.
We queried FEMA’s National Flood Hazard Layer at coordinates along each of Tierra Mar’s three streets. Every point returned shaded Zone X, described by FEMA as 0.2 percent annual chance flood hazard within a coastal zone, on panel 12021C0383J, effective February 8, 2024. Collier County’s flood page states that the county’s coastal flood map took effect on that same date, so the 2024 map is the current one.
We pulled ground elevation from the U.S. Geological Survey’s 3DEP service, which reports in feet above the NAVD88 datum. The readings ran from 8.61 to 11.24 feet across the three streets, with a median of 9.58 feet.
| Street | Readings, feet above NAVD88 |
|---|---|
| Tierra Mar Lane East | 10.51, 11.02, 11.24 |
| Tierra Mar Lane | 8.97, 9.58 |
| Tierra Mar Lane West | 8.61, 9.01 |
These are ground readings at street coordinates, not a survey of any villa’s finished floor. The number that matters for a specific villa is the finished-floor elevation on an elevation certificate, which Collier County’s floodplain office can help owners locate at (239) 252-2942.
Hurricane Ian made landfall in Southwest Florida on September 28, 2022, and the Pelican Bay Foundation’s audited statements record that it damaged the Foundation’s facilities that day. We did not find a public record of Ian damage specific to Tierra Mar’s villas, and we do not guess at one. What the public record does show is the shared cost: a $2,195 per-unit Foundation assessment and about $16,400,000 in estimated Foundation storm costs.
The same audited statements describe Hurricane Helene on September 26, 2024 as causing minimal damage to Foundation property and Hurricane Milton on October 9, 2024 as causing minor damage. The Foundation estimated its remaining hurricane expenditures at $809,000 for Ian, $154,000 for Helene and $592,000 for Milton, a total of $1,555,000.
Collier County’s 2026 flood newsletter reports a Community Rating System Class 5 rating with a 25 percent discount on flood insurance premiums for properties in the special flood hazard area, and FEMA’s program page describes discounts of 5 to 45 percent across classes. Because Tierra Mar’s streets map to Zone X, a flood policy is optional by federal rule unless a lender requires it, and we advise buyers to price one anyway.
Collier County’s floodplain office applies FEMA’s substantial improvement rule: when the cost of rebuilding or improving a structure in a flood zone reaches 50 percent of its market value, the structure must be brought into compliance with current floodplain standards. For a 1980s villa that is the number that decides whether a post-storm rebuild is a repair or a new build.
Florida’s wind mitigation inspection, described by the state’s insurance regulator, can reduce a homeowner’s windstorm premium for features such as shutters, roof shape and roof-to-wall connections. The association’s budget carries a roof cleaning line of $11,000 and its design review rules list shutters, generators and replacement roofing as minor projects the Foundation decides within 14 working days, so those upgrades are administratively simple here.
Pelican Bay sits on the Gulf side of US 41, and evacuation zones are set by Collier County Emergency Management. We recommend every Tierra Mar owner look up the zone for the exact address on the county’s lookup before the season starts, and keep the villa’s shutters and generator plan in a place a property manager can find.
Selling at Tierra Mar? Buyers ask about flood and wind first, so get a free home valuation that prices them in, or Call Jesse direct at (239) 898-6072. Buying? Read our buyer guide or Call Marc at (239) 287-5873.
Florida’s milestone inspection and structural integrity reserve study laws apply to condominium and cooperative buildings of three or more stories, and Tierra Mar at Pelican Bay is organized as a homeowners’ association under its 2014 articles. Collier County’s milestone list shows no Tierra Mar row, so the condominium milestone regime is not the one in play here.
The milestone inspection statute and the condominium act’s structural integrity reserve study requirement were written after the 2021 Surfside collapse. Collier County’s milestone page describes them as covering condominium and cooperative buildings with three or more habitable stories, with a first inspection due at 30 years of age, or 25 years within three miles of salt water.
Tierra Mar’s county roll shows 29 villas built in 1980 and 20 in 1981, so the buildings are 45 or 46 years old in 2026 and well past any 25-year or 30-year milestone clock. If the statute applied, the age alone would have triggered it. We checked Collier County’s published milestone building list and found no Tierra Mar entry, which is consistent with the entity being an HOA of low-rise villas.
A condominium association must fund structural reserves by statute and file a reserve study; an HOA’s reserve rules sit in section 720.303(6) and its own governing documents. That is why Tierra Mar’s 2024 budget funds reserves of $74,013 on a schedule the association chose, rather than by a statutory formula. Buyers who compare Tierra Mar to a high-rise condominium should compare the two regimes, not only the two fees.
Even where the statute does not apply, we ask Tierra Mar’s manager for the current reserve study, the most recent roof and paver condition reports, and any engineer’s letter on structural or drainage work. A villa community built in 1980 and 1981 has roofs, courtyard walls and utility lines at an age where those reports matter.
Collier County publishes a milestone inspection dashboard for buildings that the statute covers, along with its saltwater map dated August 31, 2023. Owners and buyers can search both by address, which is the quickest way to confirm that a building is or is not on the list.
Tierra Mar at Pelican Bay feeds Collier County Public Schools’ Sea Gate Elementary, Pine Ridge Middle and Barron Collier High School, based on the zones returned at three other Pelican Bay addresses. All three earned A grades for five straight years, and the district is the only A-rated district in Southwest Florida.
We checked the district’s school zone lookup at three Pelican Bay addresses, not at a Tierra Mar address. Zones are set by street, and Tierra Mar’s three streets could in principle be zoned differently, so every buyer should enter the exact address on the district’s lookup. Collier County Public Schools publishes its attendance boundaries on its website, and boundaries can change before any school year.
Sea Gate Elementary is about 0.4 mile and one minute from Artis Naples by road, the closest of the three schools to Tierra Mar’s streets. Straight-line, Tierra Mar’s streets sit 0.09 to 0.23 mile from Artis Naples, so a walk of a few blocks is plausible, though the route crosses Seagate Drive.
Pine Ridge Middle is 4 minutes and 1.5 miles from the Artis Naples anchor, and Barron Collier High is 6 minutes and 2.8 miles. These are OSRM routing estimates from July 2026, not traffic-adjusted, so school-run times in season will be longer.
The Florida Department of Education’s 2024-2025 school grades place all three schools at A for the fifth straight year in the data we reviewed, and Collier County ranks sixth of 67 Florida districts. Schools do not change a villa’s deed, but they do change who buys it, and we mention them only because buyers ask.
Naples has many private and charter options, and Barron Collier High’s catchment is one reason Pelican Bay buyers cite. We do not rank private schools, and we recommend any family comparing them visit in person.
Selling a Tierra Mar villa? Get a free home valuation, or Call Jesse direct at (239) 898-6072. Buying with school zones in mind? Call Marc at (239) 287-5873 or read our buyer guide.
A Tierra Mar owner who wants to change a villa needs three kinds of sign-off: the association’s written approval, the Pelican Bay Foundation’s Design Review Committee, and, for most structural work, Collier County’s building permit. We verify a contractor’s state license before a client signs, and we recommend every buyer do the same.
First, the Tierra Mar Association’s written approval, which its sale memo requires before any exterior improvement. Second, the Foundation’s Design Review Committee, whose minor project list decides signs, shutters, generators, roofing, solar and painting within 14 working days of a complete application. Third, a Collier County permit where the work requires one.
Florida’s Department of Business and Professional Regulation runs a public license lookup at myfloridalicense.com that shows whether a contractor’s license is active. Unlicensed work is the most common reason a post-closing repair becomes a title or insurance problem, so we ask for the license number and permit number on any work done in the last several years.
We did not pull individual permit histories for Tierra Mar’s 49 villas. A buyer’s inspection and a records request to the county’s building department are the way to find them, and the Foundation’s design review file shows exterior changes approved at that layer.
On a 1980s villa the usual projects are roof replacement, window and door replacement, pool resurfacing, courtyard wall repair, kitchen and bath remodels and impact glass. The Foundation rules treat roofing, shutters and painting as minor projects, so the sequence is association first, Foundation second, county third.
Tierra Mar at Pelican Bay sits next to three construction stories in 2026: the Waterside Shops redevelopment, the Pelican Bay Foundation’s new community park, and a disputed waterpark at Naples Grande. The county also reported finishing beach renourishment work from the north pavilion to the Brighton complex in December 2025.
Waterside Shops, a short walk from Tierra Mar’s streets, is being redeveloped with an RH design gallery targeted for the end of 2026, Eddie V’s open since June 2026 and a Carnelian hotel planned across US 41 for early 2027. Artis Naples, home of the Naples Philharmonic, is the immediate neighbor on the south side and its history page traces how the campus grew around Pelican Bay.
The Foundation’s community park project at 764 Vanderbilt Beach Road opened in January 2026 with 20 pickleball courts, half of them reserved for Pelican Bay residents, and rebuilt tennis courts. It is about 4.1 miles and 8 minutes from the Artis Naples anchor.
The Ritz-Carlton, Naples reopened after its Ian repairs, according to its owner’s announcement, and the beachfront hotel is part of Pelican Bay’s neighborhood context for restaurants and events. We mention it as local context only.
Collier County’s December 24, 2025 update reported that Pelican Bay beach renourishment work from the north pavilion to the Brighton Condominium complex was complete. We could not confirm from public sources how far the work extended at the south end, so we do not tell buyers which segment of beach was renourished.
Collier County’s transportation projects page lists capital work countywide, and the Pelican Bay Services Division plans drainage and beach projects through its assessment. We read both for projects near Tierra Mar and describe only what the sources state.
A proposed 3.3-acre waterpark at Naples Grande, 475 Seagate Drive, is the most discussed land-use question near Tierra Mar at Pelican Bay, which a Naples Press report names among the three closest neighborhoods. As of the latest public record we found, May 30, 2026, the site development plan amendment was withdrawn and the project tabled.
The proposal is a 3.3-acre water amenity at the Naples Grande resort on Seagate Drive. Collier County’s Planning and Zoning director issued an Official Interpretation on March 20, 2026 treating it as an accessory use to the hotel.
The Pelican Bay Foundation and the Bay Villas association each filed an administrative appeal on April 17, 2026. The legal question is whether a waterpark is a hotel accessory use or needs a Planned Unit Development amendment, which would bring a public hearing.
A May 30, 2026 Park Shore Association report says the site development plan amendment was withdrawn and the project was tabled for now. We found no later public record and no scheduled hearing date. A Gulf Shore Business Association report of April 22, 2026 said it was not yet known whether the appeals would go to the Hearing Examiner or the Board of County Commissioners.
The Naples Press named Tierra Mar, Bay Villas and Bridge-Way Villas as the three closest neighborhoods to the site. Tierra Mar’s own association has not, in anything we could read publicly, taken a position, and we do not speak for it.
Disclosure of a pending land-use dispute is a negotiation point, not a verdict. We tell buyers where the matter stands on the dates above, and we recommend checking the county’s records and the opposing groups’ public pages before closing.
Own a Tierra Mar villa and wondering what this means for value? Start with a free home valuation, or Call Jesse direct at (239) 898-6072. Considering a purchase nearby? Call Marc at (239) 287-5873 or read how we represent buyers.
Tierra Mar at Pelican Bay is a few minutes from Waterside Shops, the Naples Airport and Mercato, and about 43 minutes from Southwest Florida International Airport. The times below are OSRM routing estimates from the Artis Naples anchor, calculated in July 2026 without traffic, and Tierra Mar’s streets sit 0.09 to 0.23 mile from that anchor.
| Destination | Drive time | Distance |
|---|---|---|
| Waterside Shops | 2 minutes | 0.5 mile |
| Sea Gate Elementary | 1 minute | 0.4 mile |
| Pine Ridge Middle | 4 minutes | 1.5 miles |
| Barron Collier High | 6 minutes | 2.8 miles |
| Publix | 6 minutes | 2.7 miles |
| Mercato | 6 minutes | 3.1 miles |
| Vanderbilt Beach | 8 minutes | 4.1 miles |
| NCH North Naples Hospital | 10 minutes | 5.1 miles |
| NCH Baker Hospital | 11 minutes | 5.0 miles |
| Olde Naples | 13 minutes | 5.8 miles |
| Naples Airport | 14 minutes | 6.8 miles |
| Southwest Florida International Airport | 43 minutes | 30.7 miles |
Tierra Mar’s own site describes Waterside Shops and Artis Naples as walkable, and the Foundation’s tram and berm network serves the beach. Pedal bikes may use the berm; e-bikes may not.
The nearest hospital is NCH North Naples at 10 minutes, with NCH Baker at 11. We list them by drive time and make no clinical comparison.
Waterside Shops is the walkable anchor, Mercato is six minutes away, and Olde Naples is 13 minutes. The Foundation’s Marker 36 and the Sandbar cover beach dining.
Naples Airport is 14 minutes for private aviation and the RSW commercial airport is 43 minutes in free-flowing traffic. Season traffic on Immokalee Road and Interstate 75 can change that materially.
Selling? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read our buying page.
Tierra Mar at Pelican Bay is the most actively traded of Pelican Bay’s villa neighborhoods in the last 12 months, with nine Southwest Florida MLS closings at a median of $2,150,000, the fourth-highest median of the eight neighborhoods compared below. Chanteclair, Bridgeway Villas, Bay Villas, Las Brisas, Villas of Pelican Bay, Beauville and Coco Bay each closed fewer.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The table uses each building’s own Southwest Florida MLS Development PELICAN BAY closings in the last 12 months and the median of those closings. With fewer than ten closings in every row, each median is a small sample and is shown with its count.
| Building | Units | Product | Year built | MLS closings, last 12 months | Median sold price, last 12 months |
|---|---|---|---|---|---|
| Tierra Mar | 49 | Villa and townhome-style, HOA | 1980 to 1981 | 9 | $2,150,000 |
| Chanteclair | 19 | Manor homes (detached villa plus coach) | 1987 to 1988 | 2 | $2,210,000 |
| Bridgeway Villas | 59 | Villa | 1983 to 1987 | 5 | $2,062,000 |
| Bay Villas | 70 | Villa | 1981 to 1983 | 3 | $1,549,000 |
| Las Brisas | 50 | Villa | 1982 to 1988 | 3 | $2,950,000 |
| Villas of Pelican Bay | 48 | Attached villa, HOA | 1988 to 1991 | 4 | $1,722,500 |
| Beauville | 36 | Attached and detached villa | 1988 to 1990 | 4 | $1,900,000 |
| Coco Bay | 33 | Detached villa, gated | 1994 to 1996 | 3 | $2,500,000 |
Source: Southwest Florida MLS, Development PELICAN BAY, closings in the last 12 months; Collier County Property Appraiser 2026 tax roll for units and years built. Tierra Mar’s row is the October 7, 2026 pull; the other seven rows are the neighborhood roster’s September 30, 2026 window.
Of the 33 closings across the eight neighborhoods, 9 were at Tierra Mar, or 27.3 percent, from a building holding 49 of the 364 units listed, or 13.5 percent. Bridgeway Villas is next with five, and four of the eight neighborhoods closed three or fewer. For a seller, that is liquidity: more recent comparable sales to price from. For a buyer, it means more than one villa a quarter to choose among.
Bridgeway Villas, on Bridgeway Lane, shares Tierra Mar’s early-1980s generation and its recorded location inside Pelican Bay Unit 1, and is the other neighborhood the Naples Press names beside Tierra Mar near Naples Grande. Bay Villas, with 70 villas, is the largest of the group and sold three at the lowest median, $1,549,000. Las Brisas posted the highest median, $2,950,000, on three closings.
Villas of Pelican Bay has 48 units against Tierra Mar’s 49 and was built in 1988 to 1991 and posted four closings at $1,722,500. Beauville, with 36 villas, closed four at a median of $1,900,000, and Coco Bay, a gated community of 33 detached villas, closed three at $2,500,000. Two smaller neighbors, Sand Pointe with 21 detached villas and Villa Lantana with 24 villas, each closed one sale in the window.
Tierra Mar combines the earliest build dates in the group with a housing mix no sibling matches: 18 villas at 1,890 square feet, 18 at 2,191 and 7 at 3,005, plus six individually sized homes. It also sits 0.09 to 0.23 mile from Artis Naples, and it trades a 1980 build for the largest sample of recent sales in the group.
If you are comparing Tierra Mar against the whole community rather than another villa neighborhood, our guide to selling a home in Pelican Bay covers the community-wide seller picture, our Pelican Bay home valuation page prices a specific home, and our guide to buying a home in Pelican Bay covers buyers across all of the community’s associations.
Selling at Tierra Mar? Get a free home valuation, or Call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers, or Call Marc at (239) 287-5873.
Tierra Mar and Chanteclair are two small Pelican Bay neighborhoods run by homeowners’ associations: Tierra Mar’s 49 villas of 1980 and 1981, and Chanteclair’s 19 manor homes of 1987 and 1988. Tierra Mar closed nine sales in 12 months at a median of $2,150,000; Chanteclair closed two.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Question | Tierra Mar at Pelican Bay | Chanteclair at Pelican Bay |
|---|---|---|
| What you own | A villa or townhome-style home on a lot, 49 in all: 18 at 1,890 sq ft, 18 at 2,191, 7 at 3,005 and six singles | A manor home, a detached villa plus coach home, 19 in all; county roll sizes 1,864 to 4,472 sq ft, median 2,365 |
| Built | 1980 to 1981 | 1987 to 1988 |
| Streets | Tierra Mar Lane, Lane East and Lane West | 5900 to 5949 Chanteclair Drive |
| Governing association | Tierra Mar Association, Inc., a homeowners’ association under its 2014 articles | Chanteclair of Pelican Bay Homeowners Association |
| MLS closings, last 12 months | 9, median $2,150,000 (small sample) | 2, median $2,210,000 (mean of $1,350,000 and $3,070,000) |
| MLS closings, last 24 months | 12, median $1,875,000 | 3, median $2,075,000 |
| Median days on market, last 12 months | 5 (n=9) | 306 (n=2) |
| Median sold to final list, last 12 months | 96.8% (n=9) | 91.2% (n=2) |
| Median price per sq ft, last 12 months | $926 (n=9) | $788 (n=2) |
| Association fee | $8,554 per villa a year in the 2024 adopted budget; current fee by estoppel | Not published; estoppel from the association |
| Pelican Bay Foundation | Mandatory member; $3,435 per unit for fiscal year 2027, paid inside the association fee | Mandatory member under the Foundation Declaration; confirm how billed |
| Leasing | Twice a year at most, two-month minimum, Board approval (2016 memo) | Foundation cap of two leases a year applies unless neighborhood covenants provide otherwise |
Neither neighborhood publishes a current budget or declaration on a public page we could open. The Tierra Mar fee figure is the 2024 adopted budget; the Chanteclair row is blank by design, because we do not state a number we cannot source.
Choose Tierra Mar if you want a larger pool of recent sales to price from, a courtyard villa with a private garden within walking distance of Waterside Shops and Artis Naples, a house whose fee and reserve schedule you can read in a posted budget, and you accept a 1980s build, so roofs, pavers and mechanical systems deserve a close inspection.
Choose Chanteclair if you want a newer build, a smaller association of 19 homes and a larger home on the county roll, and you accept a much thinner market: two closings in 12 months, with a median of 306 days on market on those two. A Chanteclair buyer or seller will be working from a handful of sales, and the 2022 to 2026 history is only five sales.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, will compare any two Pelican Bay neighborhoods for you. For most buyers the choice is liquidity and walkability against vintage and scale. We will compare two specific homes for you: Marc Comisar at (239) 287-5873 for buyers, Jesse McGreevy at (239) 898-6072 for owners deciding where their own home fits.
Selling? Get a free valuation or Call Jesse direct at (239) 898-6072. Buying? Read our buyer guide or Call Marc at (239) 287-5873.
The honest case for Tierra Mar at Pelican Bay is walkable location, a deep sales history and a villa lifestyle with Foundation amenities; the honest case against it is a 1980 build, a layered fee stack, board approval of sales and a new water park dispute at its southern edge.
Selling a Tierra Mar villa at the neighborhood’s $2,150,000 12-month median costs $15,050 in Florida documentary stamp tax alone, plus the Foundation’s $250 estoppel, any association estoppel fee within the statutory cap, the commission you negotiate and a prorated tax credit to the buyer. In Collier County the buyer customarily pays for the owner’s title policy.
Florida’s documentary stamp tax on a deed is $0.70 per $100 of consideration under section 201.02 of the Florida Statutes, and in Collier County the seller customarily pays it. On a $2,150,000 sale that is 21,500 units of $100 times $0.70, or $15,050. On the 24-month median of $1,875,000 it is $13,125.
Florida limits what an association may charge for an estoppel certificate, with base caps of $250 for the certificate, $100 more for delivery within three business days and $150 more where the owner is delinquent, under sections 718.116(8) for condominiums and 720.30851 for homeowners’ associations. As we read the state’s current adjusted caps, they are $299, $119 and $179. Tierra Mar is an HOA, so section 720.30851 is the one that applies to its estoppel. The Pelican Bay Foundation separately charges $250 for its estoppel and $100 to expedite it, per its fiscal year 2027 form.
The Foundation’s estoppel form lists a $500 seller fee for each ID card not returned at closing. We tell sellers to collect every card before the closing date. The buyer, not the seller, pays the $15,000 resale capital assessment.
In Collier County the buyer customarily pays for the owner’s title insurance policy, a custom rather than a statute. Commission is negotiable, set in the listing agreement, and we do not state a rate here; after the 2024 National Association of Realtors settlement, buyer-broker compensation is negotiated and disclosed in writing before a showing.
At closing, the seller credits the buyer with the share of the year’s property tax the seller owned, and the Collier County Tax Collector’s bill, mailed each November, also carries the Pelican Bay Services Division assessment of $1,250 for fiscal year 2027.
At the $2,150,000 median, the items we can document add to $15,050 in stamp tax and $250 in Foundation estoppel, or $15,300 before the association estoppel, commission and any repairs, and we build the net sheet for a specific villa on the first call. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the net sheet is where that experience shows.
If you’re searching for a Tierra Mar at Pelican Bay listing agent, or thinking, ‘I need someone to sell my Tierra Mar home…’ you are selling into a neighborhood that closed 9 villas in 12 months, with no active listing on October 7, 2026, to buyers who will read the Foundation estoppel, the fee stack and the approval process before touring. McGreevy and Comisar sell Tierra Mar on its recorded facts.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Tierra Mar’s mix of detached and attached villas across several plans makes it a neighborhood where presentation, plan and condition decide the price. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Tierra Mar listing along with the document file a Tierra Mar buyer’s lender, insurer and attorney ask for in week one.
Honors and recognition:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
In the last 12 months Tierra Mar has seen 9 resales in the Southwest Florida MLS (pulled October 7, 2026).
The county roll shows 18 villas at 1,890 square feet, 18 at 2,191 and 7 at 3,005, yet the 2,191 square foot closings alone ran from $1,600,000 to $2,800,000, so we price a Tierra Mar villa against the closings of its own plan and form, detached or attached, adjusted for condition, courtyard and pool. The 331-day closing in September 2025, which listed at $1,599,000 and sold at $1,297,500, is what an overpriced villa looks like.
Every Tierra Mar sale needs the association’s Board approval under its sale memo, and the Foundation requires the buyer to join, pay the resale capital assessment and deliver the deed and settlement statement. The Foundation requires no approval of the transfer itself and holds no right of first refusal, according to its estoppel certificate.
Start with a free Tierra Mar at Pelican Bay home valuation. It takes about a minute, and Jesse follows up with the Tierra Mar sales that fit your villa: the same plan, attached or detached, adjusted for renovation, courtyard and pool. An automated estimate cannot tell one 2,191 square foot villa from another; closings of that plan span $1,200,000. We price to the difference.
Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. For the full seller plan, read how we sell Tierra Mar at Pelican Bay homes on the neighborhood seller page we are preparing, which will carry the same facts in a dedicated layout.
For a well-prepared villa priced to its own plan’s recent closings, yes. There was no active Tierra Mar listing on October 7, 2026, and the last 12 months show nine closings with a median of five days on market, so a correctly priced villa meets buyers without competing inventory.
Against closings of the same plan and form, not the neighborhood median. The 2,191 square foot plan closed from $1,600,000 to $2,800,000 in the last 60 months, so condition, courtyard and pool decide the number and a generic price per square foot does not.
Yes, under the association’s published sale memo, which requires an application at least 20 days before the sale and Board approval, subject to a background check. The recorded declaration controls, and we give the association the contract the day it is signed.
The fee stack, the reserve study and the Foundation’s $15,000 resale capital assessment, then the waterpark question. Have the association and Foundation estoppels, the 2014 declaration package and the reserve study ready before the first showing.
Yes, subject to the lease. A Tierra Mar lease runs at least two months, and the buyer must be approved like any other. Tell the buyer’s agent the lease terms at the first showing.
The Foundation’s estoppel places the $15,000 resale capital assessment on the buyer for deeds recorded on or after October 1, 2026, and 3.5 percent more each year from October 1, 2027. The contract can allocate it differently; most do not.
Tierra Mar at Pelican Bay owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years and read Tierra Mar’s amended articles, its 2024 budget, its 2016 sale and lease memo and the Foundation’s estoppel, rules and declaration before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Tierra Mar at Pelican Bay guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Naples market that Tierra Mar 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 Tierra Mar page the credential that matters more is narrower than any award: we tracked every recorded Tierra Mar sale in the county’s file back to 1980, and in the last 12 months we tracked all nine Tierra Mar closings in the Southwest Florida MLS against the county’s deed record before this guide was written.
McGreevy and Comisar is a top-reviewed Naples 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.
★★★★★ “If you’re looking for a Realtor in Naples (or nearby areas), Jesse is your guy. I referred a friend to him for a winter home search. He has great connections, sharp negotiating, and he found them an off-market brand new build. Highly recommend!” Ali Poklepovic, verified Google review
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed.” Candy Gody, verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Guy Avagliano, verified Google review
★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Sherry Warga, verified Google review
Selling a Tierra Mar at Pelican Bay home? Get a free home valuation, or call Jesse direct at (239) 898-6072.
Buying at Tierra Mar at Pelican Bay? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Tierra Mar, see our Naples guide.
These are the questions buyers ask most about Tierra Mar at Pelican Bay, the villa neighborhood in Naples, answered from the association’s public documents, Collier County’s records, FEMA’s map, the Pelican Bay Foundation’s documents and the Southwest Florida MLS, with the source of each figure.
Tierra Mar is a neighborhood of 49 villas on three streets at the south end of Pelican Bay in Naples, built in 1980 and 1981 and governed by Tierra Mar Association, Inc., which its 2014 articles define as a homeowners’ association under section 720.301 of the Florida Statutes.
On Tierra Mar Lane (552 to 596), Tierra Mar Lane East (500 to 548) and Tierra Mar Lane West (501 to 557) in Naples, Florida 34108, in unincorporated Collier County, next to Artis Naples and Waterside Shops.
Forty-nine on the Collier County Property Appraiser’s 2026 roll: 21 on Tierra Mar Lane, 15 on Lane West and 13 on Lane East.
The county roll shows 18 villas of 1,890 square feet, 18 of 2,191 and 7 of 3,005, plus six single homes of 2,321, 2,342, 2,378, 2,466, 2,579 and 2,791 square feet.
The county roll shows 29 villas built in 1980 and 20 in 1981, and the association says it bought the land in 1980 from Westinghouse Communities.
No on the documents we read. Its 2014 articles state a purpose as a homeowners’ association under section 720.301, even though the county roll carries a condominium-style use code. The recorded declaration controls, so confirm it in the disclosure package.
$1,875,000 across 12 Southwest Florida MLS closings in the last 24 months, the first window with ten or more sales, and $2,150,000 across 9 closings in the last 12 months, a small sample (pulled October 7, 2026).
From $1,500,000 to $2,990,000 across the 9 closings of the last 12 months, and from $1,235,000 to $3,800,000 across the 18 closings of the last 60 months.
Seven of the nine closings in the last 12 months sold in 30 days or fewer, with a median of 5 days on market (n=9), and the median closed at 96.8 percent of the final list price.
There was no active or pending Tierra Mar listing in the Southwest Florida MLS on October 7, 2026. Call Marc at (239) 287-5873 and we will tell you when one appears.
The latest public budget, the 2024 adopted budget, sets maintenance fees at $8,554 per villa a year, or $2,139 a quarter, and the Pelican Bay Foundation line is $149,978 of the $419,148 total. The current fee comes from the estoppel certificate.
Per the 2024 budget: the Foundation assessment, grounds and irrigation, reserve contributions, building maintenance, roof cleaning, management, accounting, insurance, legal, office, social, website, electricity and application processing, as the 15-line table above shows.
The Foundation’s fiscal year 2027 estoppel sets the annual assessment at $3,435 per unit, made of $2,180 for operations, $497 for the replacement reserve and $758 for bulk media, or $858.75 a quarter.
Collier County’s Services Division page lists the FY 2027 Assessment at $1,250.00, split into $789.07 for operations and maintenance and $460.93 for capital and projects; the charge appears on the county tax bill.
A one-time $15,000 paid by the buyer on deeds recorded on or after October 1, 2026, rising 3.5 percent a year from fiscal year 2028, so $15,525 from October 1, 2027, per the Foundation’s estoppel and budget package.
The Foundation’s estoppel describes a one-time exemption for owners moving within Pelican Bay, with a $1,000 processing fee. Confirm eligibility with the Foundation before you write an offer.
Not on any document we read. The articles, the association’s memo and the Foundation’s documents state no age restriction, and the recorded declaration controls.
Yes, within limits: no more than twice in a calendar year, for at least two months each time, with Board approval and a background check under the association’s 2016 memo, plus the Foundation’s lease application and $500 fee.
The association’s own pet rules are in its member-only documents, so confirm them. The Foundation’s rules require leashes of six feet or less, bar pets from beaches, trams, boardwalks and dining areas, and treat service animals separately.
No. Its estoppel states it does not require approval of a transfer and holds no right of first refusal, though a neighborhood association may require approval, and Tierra Mar’s memo does.
The association’s 2016 memo asks for the application at least 20 days before a sale or lease, with a $200 fee and a $50 background check per adult. Treat the figures as 2016 numbers and confirm today’s.
FEMA’s map shows shaded Zone X at the points we queried on all three streets, on panel 12021C0383J effective February 8, 2024. Zone X is not an exemption from surge, so price a flood policy anyway.
Ground readings from the U.S. Geological Survey run from 8.61 to 11.24 feet above the NAVD88 datum, with a median of 9.58 feet. A villa’s own floor elevation is on its elevation certificate.
We did not find a public record of Ian damage specific to Tierra Mar’s villas. The Pelican Bay Foundation’s audited statements record Ian damage to its facilities and a $2,195 per-unit assessment approved in August 2023.
Not on the documents we read. The statutes cover condominium and cooperative buildings of three or more stories, Tierra Mar is an HOA of villas, and Collier County’s milestone list shows no Tierra Mar row.
Based on the district’s lookup at three other Pelican Bay addresses, Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, all A-rated for five years. Confirm with the district at your exact address.
The Foundation’s tram and boardwalks reach North and South Beach, and Tierra Mar’s own site calls South Beach a slightly longer walk than Waterside Shops. The tram runs eight stations.
About 0.5 mile and 2 minutes by road from the Artis Naples anchor, and the association describes it as walkable.
Naples Airport is about 14 minutes and 6.8 miles away, and Southwest Florida International Airport about 43 minutes and 30.7 miles, as estimated by a routing engine in July 2026 without traffic.
A proposed 3.3-acre waterpark at Naples Grande, 475 Seagate Drive, that the county’s Planning and Zoning director treated as an accessory use on March 20, 2026. The Foundation and Bay Villas appealed on April 17, 2026, and a May 30, 2026 report said the plan was withdrawn and tabled.
Tierra Mar has 49 villas from 1980 to 1981 and nine closings in 12 months at a median of $2,150,000; Chanteclair has 19 manor homes from 1987 to 1988 and two closings at $2,210,000. The comparison section above sets them side by side.
On documented figures, the 2024 association fee of $8,554 plus the county’s $1,250 comes to $9,804 a year per villa before property tax and insurance, and the current estoppel is the real number.
Marc Comisar at (239) 287-5873, whose team is among the Top 1% Real Estate Agents Nationally Since 2008, or read how we represent buyers on our buying page.
These are the questions Tierra Mar at Pelican Bay owners ask most before listing a villa, answered from the Southwest Florida MLS pull of October 7, 2026, the association’s public documents, the Pelican Bay Foundation’s published documents and Florida’s statutes, with the source of each figure named.
It depends on plan, form and condition. Tierra Mar closed 12 villas in 24 months at a median of $1,875,000 and 9 in 12 months at $2,150,000. Request a free valuation and Jesse will price yours against the closings of its own plan.
Southwest Florida’s winter buyer season is the strongest for a seasonal neighborhood, so a fall listing meets those buyers. With no active Tierra Mar listing on October 7, 2026, a well-priced villa meets little competing inventory.
In the last 12 months the median was 5 days on market (n=9), with 7 of 9 selling in 30 days or fewer. The slowest took 145 days, and in the 24-month window one took 331 days at an overpriced list.
The median closed at 96.8 percent of the final list price over 12 months (n=9) and 96.3 percent over 24 months (n=12).
No. The MLS closings of that plan ran from $1,600,000 to $2,800,000, so condition, courtyard and pool matter more than square footage.
Over 60 months, the detached closings (n=5) had a median of $2,150,000 and the attached (n=13) a median of $2,100,000, a gap of $50,000, small against the spread inside each group.
Yes, under the association’s published sale memo: an application at least 20 days before the sale and Board approval, subject to a background check. The recorded declaration controls.
The 2016 memo states $200 plus $50 per adult for the background check. These are 2016 figures, so confirm today’s with the manager, Eagle Property Management of Naples.
A statement of the association’s current assessment and any amount owed on the villa. The seller customarily orders it, and section 720.30851 of the Florida Statutes caps the fee.
The statutory base caps are $250, plus $100 for delivery within three business days and $150 if delinquent. As we read the state’s current adjusted caps, they are $299, $119 and $179.
Its fiscal year 2027 form lists a $250 estoppel fee, $100 more to expedite it to three business days, and $500 for each ID card not returned at closing.
The Foundation’s estoppel places it on the buyer for deeds recorded on or after October 1, 2026. The purchase contract can allocate it differently, though most do not.
Florida charges $0.70 per $100 of price under section 201.02, and the seller customarily pays. On a $2,150,000 sale that is 21,500 units times $0.70, or $15,050.
By custom the buyer pays for the owner’s title insurance policy in Collier County, which is a local custom rather than a statute.
Commission is negotiable and set in your listing agreement. We do not state a rate on this page, and we explain every term before you sign.
The association and Foundation estoppels, the 2014 declaration package, the latest budget and reserve study, the roof, window and pool-equipment permits, and every returned Foundation ID card.
A survey is customary in a Florida sale; an elevation certificate helps a buyer’s flood insurance quote. Collier County’s floodplain office can help owners locate one at (239) 252-2942.
We tell buyers the dated facts: appeals filed April 17, 2026, plan withdrawn and tabled per a May 30, 2026 report, no later record found. A pending dispute is a negotiation point, not a verdict.
Yes, subject to the lease. The association’s two-month minimum and two-lease limit still apply, and the buyer needs the same approval. Give the buyer’s agent the lease terms at the first showing.
Return every card. The Foundation’s estoppel form charges $500 for each card not returned,.
Yes. The buyer must join, pay the resale capital assessment and deliver a copy of the deed and settlement statement, per the Foundation’s estoppel.
Minor projects such as painting, shutters, roofing, generators and solar are decided within 14 working days of a complete application, and exterior work also needs the association’s written approval.
It depends on the roof’s age and the buyer’s insurer. Villas built in 1980 and 1981 are at an age where insurers ask, so we get the roof’s age and any permit in the file before the first showing.
The seller credits the buyer with the seller’s share of the year’s tax. The county bill also carries the Pelican Bay Services Division assessment of $1,250 for fiscal year 2027.
Yes. The Foundation approved a $2,195 per-unit Ian assessment in August 2023, and buyers ask what the association has levied itself. Have the estoppel answer it.
Against the nine recent closings, adjusting for plan and condition, and reduce early. The 331-day closing sold at 81.1 percent of its final list price.
It is negotiated and disclosed in writing before a showing under the 2024 National Association of Realtors settlement rules. We walk sellers through the options in the listing consultation.
Possibly. Federal rules allow an exclusion for a primary residence that meets ownership and use tests, and non-U.S. sellers face FIRPTA withholding. Ask your tax adviser before you list.
With cinematic video, drone photography, professional staging advice and the Southwest Florida MLS, and by naming the plan, courtyard and walkable location that make a Tierra Mar villa distinct.
Per the association, each villa has a private garden with its own pool, so buyers expect equipment, enclosure and safety-barrier records, which we add to the document file.
The recorded sales for your plan, the fee and assessment stack, the documents a buyer’s attorney will request and a written pricing range, delivered before you sign anything.
Request a free valuation, or Call Jesse direct at (239) 898-6072. Jesse, whose team is among the Top 1% Real Estate Agents Nationally Since 2008, will send the Tierra Mar sales that fit your villa and a net sheet.
Every Tierra Mar at Pelican Bay fact on this page comes from the association’s public documents, the Pelican Bay Foundation’s published documents, a Florida, Collier County or federal record, or the Southwest Florida MLS and the Collier County Property Appraiser’s 2026 roll, cited as plain text.
The sources are grouped below by who issued them and numbered continuously. Where a county, state or federal site blocked an automated fetch, we confirmed the page through a second tool before citing it.
The Tierra Mar at Pelican Bay documents below are official public records, linked at the issuing authority so you always open the current, unaltered copy. Association documents open at the association’s own site, Foundation documents at the Pelican Bay Foundation, corporate filings at the Florida Division of Corporations and county records at Collier County.
| Document | Issued by | Open it |
|---|---|---|
| Tierra Mar 2024 adopted budget, adopted December 12, 2023 | Tierra Mar Association, Inc. | Open the 2024 Tierra Mar budget |
| Tierra Mar sale and lease application memo (2016) | Tierra Mar Association, Inc. | Open the Tierra Mar sale and lease memo |
| Tierra Mar and Pelican Bay Foundation design review application forms | Tierra Mar Association, Inc. | Open the design review forms |
| Amended and Restated Articles of Incorporation, Tierra Mar Association, Inc. (2014) | Florida Division of Corporations | Open the 2014 Tierra Mar articles |
| Pelican Bay Foundation fiscal year 2027 estoppel certificate | Pelican Bay Foundation | Open the fiscal year 2027 estoppel |
| Pelican Bay Foundation fiscal year 2027 approved budget package | Pelican Bay Foundation | Open the fiscal year 2027 budget package |
| Pelican Bay Foundation Rules and Regulations (December 12, 2024) | Pelican Bay Foundation | Open the Foundation rules |
| Pelican Bay Foundation Second Amended and Restated Declaration | Pelican Bay Foundation | Open the Foundation declaration |
| Leasing amendment, recorded May 28, 2019, OR 5634, Page 1101 | Pelican Bay Foundation | Open the 2019 leasing amendment |
| Lease application packet 2027 | Pelican Bay Foundation | Open the lease application packet |
| Resale capital exemption form | Pelican Bay Foundation | Open the resale capital exemption form |
| Fiscal year 2024 audited financial statements | Pelican Bay Foundation | Open the 2024 audited financials |
| Milestone buildings by year | Collier County | Open Collier’s milestone building list |
| Three-mile saltwater boundary for milestone inspections | Collier County | Open Collier’s saltwater boundary map |
| 2026 flood protection newsletter | Collier County | Open the 2026 flood newsletter |
| 2024-2025 school and district grades | Florida Department of Education | Open the school grades report |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Tierra Mar at Pelican Bay. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
6,575 people live in Pelican Bay - Tierra Mar, where the median age is 73.8 and the average individual income is $153,169. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Pelican Bay - Tierra Mar, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Sunset Cafe, Angelo's Southern Grill, and Hungry Howie's Pizza & Subs.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
|
|---|---|---|---|---|
| Dining | 0.33 miles | 2 reviews | 4/5 stars | |
| Dining · $$ | 1.15 miles | 154 reviews | 4/5 stars | |
| Dining · $ | 1.26 miles | 16 reviews | 3.3/5 stars | |
| Dining · $$ | 1.41 miles | 128 reviews | 3.4/5 stars | |
| Dining | 1.43 miles | 1 review | 3/5 stars | |
| Shopping | 1.23 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.4 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.44 miles | 2 reviews | 5/5 stars | |
| Shopping | 1.44 miles | 1 review | 1/5 stars | |
| Shopping | 1.44 miles | 6 reviews | 3.2/5 stars | |
| Shopping | 1.44 miles | 1 review | 5/5 stars | |
| Shopping | 1.44 miles | 91 reviews | 4.2/5 stars | |
| Shopping | 1.46 miles | 0 reviews | 0/5 stars | |
| Active | 0.25 miles | 3 reviews | 3.7/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.01 miles | 3 reviews | 4.7/5 stars | |
| Beauty | 1.23 miles | 0 reviews | 0/5 stars | |
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Pelican Bay - Tierra Mar has 3,755 households, with an average household size of 1.75. Data provided by the U.S. Census Bureau. Here’s what the people living in Pelican Bay - Tierra Mar do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 6,575 people call Pelican Bay - Tierra Mar home. The population density is 2,231 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
With Children:
Without Children:
Marital Status
Blue vs White Collar Workers
Blue Collar:
White Collar:
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
