Bay Colony - Toscana

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

Toscana is a high-rise condominium neighborhood inside Bay Colony, the gated enclave of Pelican Bay in Naples, Florida. It is the tower at 8960 Bay Colony Dr, ZIP 34108, that the Bay Colony Community Association describes as sitting atop one of the highest points in Bay Colony, with views of Upper Clam Bay and, beyond it to the southeast, the Gulf. It is not Toscana at Tuscany Reserve, Toscana at Renaissance, Toscana at Vasari Village or any other Toscana: the Florida corporate search for the name returns several unrelated Toscana associations, and this page is only about the 65-residence tower in Pelican Bay.

McGreevy and Comisar are the team Toscana sellers call when they want the building’s real record, and the team its buyers call before they tour. That record is specific: Toscana has 65 condominium parcels on the 2026 county roll and 65 residences in its recorded Declaration, it was completed in 1999, and the Southwest Florida MLS shows 12 closings in the last 60 months at a median of $3,487,500, the first window that holds ten or more sales.

This page goes deeper on Toscana than any other source we know of. It is built from the association’s recorded Declaration, Articles, Bylaws and Rules and the instruments recorded after them, the documents the association publishes for buyers (the 2026 frequently asked questions sheet, the 2026 budget, the structural integrity reserve study, the flood insurance declarations and the hurricane plan), the Bay Colony Community Association’s description of the building, Collier County’s milestone record and address file, FEMA’s flood map queried at Toscana’s own coordinates, the Florida Division of Corporations record, Florida’s condominium statutes as they read in 2026, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, and the Southwest Florida MLS. Every fact carries its year, and every gap is named as a gap.

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

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

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

If you’re searching for the best realtor for Toscana at Bay Colony in Bay Colony, Naples, whether you’re ready to sell your Toscana 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 Toscana for a specific reason. The building has only 65 residences in two main sizes, and a single sale moves the numbers: the 24-month MLS median is $3,400,000 on 6 closings, but those six ran from $1,825,000 to $3,905,000, a spread of $2,080,000 inside one tower, and two residences of the same 2,800 square feet closed at $3,400,000 in May 2025 and $1,825,000 in November 2025. Toscana also has a Declaration that requires the association’s approval of every sale, a lease rule stricter than the Pelican Bay Foundation’s, a completed first milestone inspection, and a published reserve study that sets the building’s structural reserve contribution at $525,000 a year. Sellers and buyers comparing the best real estate agents in Naples should ask each team to show them that kind of building-level record.

Recent Toscana track record (last 12 months): In the last 12 months Toscana has seen 3 resales in the Southwest Florida MLS (pulled October 7, 2026, covering closings from October 8, 2025 to October 7, 2026), at a median sold price of $3,400,000. The highest-priced Toscana sale in the window was $3,895,000 and the median sale-to-list ratio was 94.6 percent (3 closings). Three is a small sample, so the first window with ten or more closings is 60 months: 12 closings at a $3,487,500 median. In the last 12 months we tracked Toscana’s MLS closings alongside the county’s recorded-sales file, and the two records differ by one sale in 2025, as described below. The MLS pull does not report the listing office on each sale, so we do not state a McGreevy and Comisar share of Toscana transactions.

Honors and recognition:

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

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

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

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

Living at Toscana at Bay Colony means a 65-residence high-rise with 24-hour security guards who act as concierge, private elevators to each front door, a lap-length pool, a fitness spa with a sauna, three guest suites, two assigned garage spaces per residence, and the Bay Colony Beach Club and Foundation amenities behind the gates.

The building is at 8960 Bay Colony Dr, behind the Bay Colony gatehouse and inside the Pelican Bay Foundation’s membership. The Bay Colony Community Association’s page says Toscana sits atop one of the highest points in Bay Colony, offers original art and complimentary Wi-Fi in the common areas, and has two board-certified hospitality and property managers on staff. Collier County’s address file agrees with the shape: one building, 65 residence address points and two cabana points, and the association’s 2026 budget divides cabana costs across seven cabanas. The Declaration places the building on 2.293 acres, so 65 residences share a small footprint beside the Marquesa.

Toscana’s Address: 8960 Bay Colony Dr

Toscana’s street address is 8960 Bay Colony Dr, Naples, FL 34108, and the Florida Division of Corporations lists the same address as the principal and mailing address of Toscana at Bay Colony Condominium Association, Inc. Searches for “8960 Bay Colony Dr” and for “Toscana Bay Colony” land on this building. The Declaration describes the land as part of Tract C of Bay Colony Bend, recorded at Plat Book 22, Pages 5 and 6 of the Collier County public records.

A Residence Day at Toscana

A typical Toscana day starts at a lobby the association staffs with 24-hour security guards who also provide concierge service. Residents park in the two garage spaces assigned to their residence, take an elevator that is secured by the residence’s own code and opens at the front door, and use the pool, the fitness spa and the guest suites, with the Bay Colony Beach Club behind the gate. Visitors ride the same private elevators, which is why the association’s guest registration rule matters in daily life.

Who Toscana Suits

Toscana suits a buyer who wants a mid-sized tower of 65 residences, built in 1999, with residences of about 2,520 or 2,800 square feet in the MLS and a recorded Declaration that is readable in full. It suits seasonal owners who want a staffed lobby and a building that publishes its budget, its reserve study and its rules, and it suits a buyer who has read the leasing, occupancy and guest rules below and accepts them.

Who Should Look at Another Tower

Toscana is not the right fit for a buyer who needs to rent a residence for short stays, who wants to lease more than once a year, or who wants a Gulf-front address: the association’s rule is a three-month minimum with no more than one lease a calendar year, and the roster lists Toscana as a preserve-and-bay-view tower, not a Gulf-front one. Buyers who want a Gulf-front address should compare Biltmore at Bay Colony or Carlysle at Bay Colony, and buyers who want the closest preserve-view alternative should compare Salerno at Bay Colony, which the roster lists as a 20-story tower with the same preserve and bay orientation.

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

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

Toscana at Bay Colony closed 12 sales in the last 60 months in the Southwest Florida MLS at a $3,487,500 median, from $1,825,000 to $3,925,000, with $39,962,500 in total volume. The last 12 months show 3 closings at a $3,400,000 median, and no Toscana residence was on the market on October 7, 2026.

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

Toscana is a thin market by construction: 65 residences on the county roll, and in a typical year two to four change hands. A 12-month median built on three sales moves by hundreds of thousands of dollars when one sale drops out, so we lead with the first window that holds ten closings, which is 60 months, name the window and the number of sales beside every figure, and list the sales themselves. One of the 12 sales in our five-year file, in May 2023, was entered in the MLS after closing and was never marketed through it, so it counts in every price figure and is left out of the days-on-market and sale-to-list figures, which show their own counts.

The Last 60 Months, the First Window With Ten Closings

In the 60 months to October 7, 2026, the Southwest Florida MLS counts 12 Toscana closings at a median of $3,487,500 (n=12), the mean of the middle pair $3,400,000 and $3,575,000. The low was $1,825,000, the high was $3,925,000 and the total volume was $39,962,500. The median price per square foot was $1,313 (n=12), the median days on market was 18 (n=11, the one sale entered after closing excluded) and the median sale-to-list ratio was 94.6 percent (n=11). Aggregate, the 11 marketed sales brought $36,162,500 against $37,550,000 in final list prices, or 96.3 percent.

The Last 36 and 24 Months

The 36 months to October 7, 2026 hold 8 closings at a median of $3,400,000, the mean of the middle pair $3,400,000 and $3,400,000, from $1,825,000 to $3,905,000, with volume of $25,562,500, a median price per square foot of $1,282 and a median sale-to-list ratio of 94.5 percent (n=8). The 24 months hold 6 closings at the same $3,400,000 median, from $1,825,000 to $3,905,000, with volume of $18,687,500, a median price per square foot of $1,282 (n=6), a median of 76 days on market (n=6, the mean of the middle pair 20 and 132) and a median sale-to-list ratio of 94.6 percent (n=6). Both windows are small samples, and they agree with each other on the price level.

The Last 12 Months, Three Closings

The 12 months to October 7, 2026 hold 3 closings, a small sample, at a median of $3,400,000. The range runs from $1,825,000 to $3,895,000, volume is $9,120,000, the median price per square foot is $1,349 (n=3), the median days on market is 132 (n=3) and the median sale-to-list ratio is 94.6 percent (n=3). Sellers received 94.6 cents of every final list dollar at the median, and 93.6 percent in aggregate ($9,120,000 sold against $9,740,000 in final list prices).

The three sales tell three different stories. A 2,800 square foot residence closed at $3,895,000 in March 2026 after 14 days, 97.5 percent of its final list. A 2,520 square foot residence closed at $3,400,000 in February 2026 after 132 days, and a 2,800 square foot residence closed at $1,825,000 in November 2025 after 572 days at 84.9 percent of its final list. The MLS does not say why the November sale closed $1,575,000 below the $3,400,000 that another 2,800 square foot residence brought in May 2025, and neither do we.

Every Toscana Closing in the Last 60 Months

The 60-month window holds the 12 closings below. Streets are named, never unit or house numbers.

Four things stand out. First, closings come in clusters with long silences between them: the MLS shows no Toscana closing for 308 days between May 15, 2023 and March 18, 2024, none for 259 days between May 21, 2024 and February 4, 2025, and none in the 211 days from March 10, 2026 to the October 7 pull. Second, price tracks the individual residence, not the calendar: two 2,800 square foot residences closed at $3,400,000 in May 2025 and $1,825,000 in November 2025. Third, the market moves fast when a residence is priced where buyers will go: of the 11 marketed sales, eight closed in 45 days or fewer at a median 96.0 percent of final list, and two of them, both in June 2022, closed at or above final list at 100.8 and 109.2 percent. Fourth, the three sales that took 132, 359 and 572 days closed at 94.6, 94.5 and 84.9 percent of final list.

What the Same Size Sold For

Grouping the 12 sales by the living area the MLS reports shows how much a Toscana price depends on the individual residence. The MLS reports two sizes only, 2,520 and 2,800 square feet, which match the two typical plans in the Declaration, and every number below is a small sample.

The 2,800 square foot group spans $2,100,000 ($1,825,000 to $3,925,000) and $750 per square foot ($652 to $1,402), and its median is $3,687,500, the mean of the middle pair $3,575,000 and $3,800,000. The 2,520 square foot group spans $1,642,500 ($2,262,500 to $3,905,000), and its median is $3,250,000, the mean of the middle pair $3,100,000 and $3,400,000. The larger plan has the higher median, but the cheapest and the dearest 2,520 square foot sales ($2,262,500 in June 2025 and $3,905,000 in February 2025) closed four months apart. Size does not set the price in this building; floor, view, finish and the list price do.

Closings by Calendar Year, MLS

The MLS counts 2 Toscana closings in 2022, 2 in 2023, 2 in 2024, 4 in 2025 and 2 in 2026 through October 7. The 2025 count of four is the busiest year in the five-year file, and the 2026 count of two, both in February and March, can still change. Of the 12 sales, 11 closed between February and June, which fits a season-driven market.

For Sale Now: No Active Listing

On October 7, 2026 the MLS showed no active and no pending Toscana listing. With no active listings, months of supply is not a meaningful number: at the 12-month pace of 3 closings a year, an empty shelf means a buyer who wants Toscana waits for a seller, and a seller who lists is the only Toscana residence on the market. The closest alternative on the same day was Salerno at Bay Colony, which had one active listing at $8,495,000 for a 5,285 square foot residence, a size Toscana does not have on the MLS record.

County Recorded Sales Since 1999

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

In 1999 the file shows 80 qualified sales at a median of $775,000; the count is higher than the 65 residences because the file counts every qualified deed in the opening year, and the Clerk’s index lists 94 instruments recorded by the association between December 1999 and October 2003 under the type “notice”, the one we opened being the association’s recorded Certificate of Approval of a new owner, which fits the developer’s sell-out and the Declaration’s rule that every approval be recorded with the deed. In 2025 the file shows 3 sales at $3,400,000, 4.4 times the 1999 median, with a range of $2,262,500 to $3,905,000. The median jumped from $2,387,500 in 2021 to $3,750,000 in 2022, a rise of $1,362,500, or 57 percent, on 6 and 2 sales. The county file records 2 qualified sales for 2022, 2 for 2023, 2 for 2024 and 2 for 2026 through June 30, matching the MLS counts, and 3 for 2025 against 4 MLS closings: the $1,825,000 closing of November 2025 is the one sale the county’s qualified file does not show.

Our Read on the Toscana Market

Toscana is a market of individual residences, not a market of a median. A residence that sold for $3,925,000 in June 2022 after 13 days and one that sold for $1,825,000 in November 2025 after 572 days are the same building, and the 60-month median of $3,487,500 describes neither. The 94.6 percent median sale-to-list ratio says buyers negotiate, but not deeply: only one of the 11 marketed sales closed below 90 percent of final list, at 84.9 percent. A residence priced to the market can sell in weeks, and a residence priced above it waits, and with no competing Toscana listing today the first well-priced residence has the building’s buyers to itself.

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

How Did Toscana at Bay Colony Come to Be?

Toscana at Bay Colony came to be in 1999: Bay Colony-Gateway, Inc. recorded the Declaration of Condominium on March 25, 1999 at Official Records Book 2527, Page 2048, the county’s milestone file gives a certificate of occupancy date of March 24, 1999, and the 2026 county roll lists 1999 as the year built for all 65 parcels.

The Recorded Chain, 1979 to 2024

The chain starts with the master documents. The Pelican Bay Foundation’s Declaration was recorded on May 7, 1979 at Official Records Book 825, Page 1755, and the Bay Colony covenants were amended and restated on August 7, 1989 at Official Records Book 1461, pages 1048 through 1160. On September 11, 1997 WCI Communities Limited Partnership signed the Eleventh Supplement to the Bay Colony covenants, recorded October 3, 1997 at Official Records Book 2352, Page 325, which brought the Toscana land, part of Tract C of Bay Colony Bend, under the Bay Colony Community Association. The Florida Division of Corporations shows Toscana at Bay Colony Condominium Association, Inc. filed on June 2, 1997 as document N97000003174, active, with annual reports filed March 20, 2024, March 26, 2025 and March 9, 2026.

The condominium itself followed in 1999. The 102-page Declaration was prepared by Richard D. DeBoest, Esq. for the developer, Bay Colony-Gateway, Inc., and a surveyor’s as-built certificate and plot plan were recorded on April 19, 1999 at Official Records Book 2536, Pages 1909 and 1922. The Declaration describes the land as part of Tract C of Bay Colony Bend (Plat Book 22, Pages 5 and 6), 2.293 acres more or less, with a separate 0.557 acre ingress and egress easement beside Villa La Palma at Bay Colony.

The Amendments Since 1999

The Clerk’s index shows the instruments recorded since the Declaration. A December 1999 certificate of amendment (Official Records Book 2625, Page 2179) rewrote the leasing rule. A December 2000 amendment (Book 2756, Page 307) set the guest suite fees. A March 2003 amendment (Book 3242, Page 3428) wrote the pet rule. Restated Rules and Regulations followed in April 2014 (Book 5029, Page 2813), June 2015 (Book 5164, Page 3561) and May 2022 (Book 6122, Page 524, adopted March 3, 2022), with a smoking ban recorded in May 2021 (Book 5953, Page 2993). The Clerk also lists 94 recorded notices between December 1999 and October 2003, the association’s certificates approving new owners, which fits a developer sell-out in the building’s first four years.

A title search, not a website, is the final word on any recorded document, and the Clerk’s index does not print owner names for the 1999 to 2003 approvals, so this page names none.

The Build Sequence Along Bay Colony Drive

The year built shown for the Bay Colony towers runs Contessa 1991, Carlysle 1992, Brighton and Marquesa 1994, Remington and Mansion La Palma 1996, Biltmore 1997, Windsor 1998, Toscana 1999, Salerno 2000 and Trieste 2002, taken from our building roster. Toscana is the ninth of the eleven condominium buildings by year and the second-oldest of the four preserve-view towers in our roster, after Marquesa and before Salerno and Trieste. Its neighbors on the page map are Salerno at Bay Colony, built a year later, and Marquesa at Bay Colony, the building whose entrance Toscana’s Declaration says it shares.

The Name Trap

The records do not spell the building one way. Collier County’s tax roll files it as “TOSCANA AT BAY COLONY A CONDOMINIUM,” the county’s milestone map files it as “Toscana at Bay Colony Condo,” the MLS files it as “TOSCANA AT BAY COLONY,” and the Florida Division of Corporations lists “Toscana at Bay Colony Condominium Association, Inc.” All four are the same tower at 8960 Bay Colony Dr. A search for “Toscana” alone also returns unrelated Florida associations in other communities, and none of them is this building.

What the Year Built Means for Milestone Dates

The roll says 1999, the Declaration was recorded in 1999 and the county’s milestone list gives a certificate of occupancy date of March 24, 1999. The milestone statute counts from the certificate of occupancy, and the county completed the first inspection cycle for Toscana, with the next due in 2034, as the milestone section below explains.

The Toscana Homes: Plans, Floors and Sizes

Toscana has 65 residences: 31 of type 01 or 04, 30 of type 02 or 03, and four penthouses. Exhibit F assigns each type a share of the common elements by square footage, and the 2026 county roll shows 65 parcels from 2,520 to 5,043 square feet of heated area, median 2,800.

Four Recorded Shares of the Common Elements

Exhibit F of the Declaration says the fractions were calculated from the square footage of each unit type in relation to the total square footage of all units, and that the owners are obligated for the same fractions of the common expenses. The fractions run over a total of 182,763, and the unit fractions below are the figures printed in Exhibit F, so each share is the unit fraction divided by 182,763.

As a check on the arithmetic, 31 times 2,807 is 87,017, 30 times 2,523 is 75,690, 2 times 4,985 is 9,970 and 2 times 5,043 is 10,086, and those four sums add to exactly 182,763, so the Exhibit F table is internally consistent and the 31, 30, 2 and 2 residences add to 65. The unit fractions of 2,807 and 2,523 line up with the 2,800 and 2,520 square feet the MLS reports for the two typical plans, and the 5,043 figure is the top of the county roll’s heated-area range.

What the Shares Mean for a Buyer

The share decides the proportion of common expenses a residence pays. A penthouse at 2.7276 percent carries 1.98 times the share of a type 02 or 03 residence at 1.3805 percent, and the larger penthouse at 2.7593 percent carries 2.0 times. The association’s 2026 budget uses rounded shares of 1.5358, 1.3803, 2.7300 and 2.7600 percent for the same four types, and the fee section below applies them. Because the share is by square footage, the cost per square foot of the building’s operating budget is nearly the same for every plan: our arithmetic of the combined annual fee in the 2026 budget divided by the unit fraction gives $16.76, $16.89, $16.26 and $16.25 per square foot a year for the four types.

The Four Penthouses

The Declaration and the county address file agree there are four penthouses. Collier County’s address points number them 1801, 1802, 1804 and 1902, which makes two penthouse levels, 18 and 19, and Exhibit F lists two of type 01 or 04 and two of type 02. Each penthouse carries roughly double the share of a typical residence, and the 2026 budget puts the combined annual fee of a penthouse at $81,081 or $81,936, against $42,625 or $47,055 for a typical residence.

Floors: Why There Is No Floor 13

Collier County’s address file numbers residences on floors 2 through 17 with units x01 to x04 on each, skips floor 13, and adds unit 104 on the first level and the four penthouses. Fifteen floors of four residences is 60, plus unit 104 and four penthouses, which is 65. The pattern gives 31 residences of type 01 or 04 (15 plus 15 plus unit 104) and 30 of type 02 or 03 (15 plus 15), exactly the Exhibit F counts. The Declaration ties the building’s emergency stairways to the vestibules of types 01, 04 and the penthouses, as the next section explains.

How Many Stories? Three Sources, Three Answers

The recorded Declaration we read does not state a story count; the plot plan that would show it is not in the recorded text. The association’s 2022 letter and its reserve study describe a 19-story building, the county’s address numbering reaches level 19 for the top penthouse, and a wind mitigation inspection form dated November 12, 2024 records 20 stories. The flood insurance declarations rate the building as elevated on posts or piers with enclosure, three floors, which is a flood insurance rating description, not a story count. We quote each source’s own description and make no claim that any one of them is the recorded answer.

The Vestibules and the Emergency Stairs

Article 12.5 of the Declaration says the emergency stairways at each end of the building connect floor to floor through the private elevator vestibules and service halls of the 01 and 04 unit types and of the penthouses, and that those doors lock automatically. The text we read does not say which residences sit at which end, so a buyer who is weighing an 01, 04 or penthouse residence should read Article 12.5 in full and ask the manager how the stair doors work in daily use.

Sizes From the MLS and the County Roll

The Declaration’s Exhibit F gives the sizes by type, and the MLS reports Toscana closings at two sizes only, 2,520 and 2,800 square feet, all with three bedrooms and three baths. The county roll’s 65 parcels run from 2,520 to 5,043 square feet of heated area, median 2,800. The two penthouse types at 4,985 and 5,043 are about 1.8 times the larger typical plan. The MLS shows no penthouse closing in the last five years, and the roll does not tell us about layouts, so we make no claim about any particular residence.

Parking, Cabanas and Storage

Article 12.6 gives each residence the exclusive use of two allocated garage spaces, and the 2022 Rules limit each residence to two vehicles in the garage and require bikes to be registered. Article 12.7 makes the cabanas limited common elements, allows no more than one cabana, or two adjoining, per residence and bars overnight sleeping in them, and Article 12.8 lets owners transfer parking, cabana and storage-locker use rights by a recorded Certificate of Transfer. Cabana maintenance is paid by the owners of the cabanas assigned, in proportion to the cabanas assigned over the total. The 2026 budget divides cabana costs across seven cabanas at $2,614.29 for operations and $1,142.86 for reserves, or $3,757.14 per cabana a year, outside the unit fees. Collier County’s address file shows two cabana points.

Who Maintains What

Under Article 6.1 the association maintains the common elements, including exterior walls (painting, waterproofing and caulking), wiring up to the breaker panel, water pipes up to the unit shutoff, air conditioning condensate drain lines up to the unit, sewer lines, the exterior surface of the main entry doors, and the lanai and terrace appurtenant to unit 104. Under Article 6.2 owners maintain screens, windows and glass, the entry door, interior doors, the electrical and plumbing inside the unit, the breaker panel, appliances, air conditioning equipment, floor coverings, hardware and locks, shower pans, the main water shutoff and interior partition walls. Under Article 6.3.1 owners clean their balconies and maintain the glass and sliders, while the association handles the exterior walls, columns and slabs, and the painting.

Floors, Flooring and Sound

Article 6.3.3 requires wall-to-wall carpet over quality padding except in kitchens, baths and laundry areas. A hard surface needs a sound underlayment equal or superior to one-quarter inch cork plus perimeter isolation, and the Board’s prior written approval. The 2022 Rules name an advanced composite sound control underlayment, and the 2024 contractor packet requires an x-ray of the slab before any penetration for post-tension cables. Article 6.3.1 bars indoor-outdoor carpet and river rock on balconies and requires waterproof tile. A buyer who plans stone or wood floors should read these first.

Combining Two Residences

Article 6.5 allows two adjacent residences owned by the same owner to be connected by doorways through the common walls if the Board approves. We make no claim about whether any Toscana residences have been combined, and the county roll lists 65 parcels.

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

Toscana at Bay Colony, the 65-residence tower inside gated Bay Colony in Pelican Bay, has a median of $3,487,500 across 12 closings in 60 months, and two 2,800 square foot residences closed at $3,400,000 in May 2025 and $1,825,000 in November 2025. If you own here, request a free Toscana home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or read how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.

What Amenities Come With a Toscana Residence?

A Toscana residence has a building amenity package and two layers above it under Article 28 of the Declaration. The association describes a large pool suited to lap swimming, a fitness spa with a sauna, a garden, three guest suites and a staffed lobby around the clock, and Bay Colony and the Pelican Bay Foundation add the rest.

The Building’s Own Amenities

The Bay Colony Community Association’s page for Toscana says the building has private elevators to the front doors, a fitness spa with a sauna, a large pool suitable for lap swimming, 24-hour security guards with a concierge, original art in the common areas, complimentary Wi-Fi and a garden, and two board-certified hospitality and property managers. The association’s own site adds private bathing and changing rooms with the spa and a garden with herbs. The Declaration adds cabanas, two garage spaces per residence and storage lockers.

The Three Guest Suites

The association’s site describes three guest suites, one of them an apartment with a full kitchen and a washer and dryer, and Article 12.10 of the Declaration places the guest suites on the lobby level. The 2022 Rules say the suites are for owners and their guests while the host owner is in residence, not for extended or public use, that bookings open six months ahead, that an owner is limited to two consecutive uses and three uses a calendar year, and that the maximum stay is seven days. The Rules state a fee of $125 per day in season (November 1 through April 30) and $100 otherwise for a suite, and $150 and $125 for the apartment, plus a linen fee, with cancellation less than two weeks ahead chargeable. Check-in is after 3:00 p.m. at the security desk and check-out is noon. A December 2000 amendment (Book 2756, Page 307) had raised the fees to $100 in season and $75 otherwise, and the Rules say they may change without notice. The 2026 budget carries $36,000 of guest suite revenue.

Smoke-Free Common Areas, Fire Safety and Wi-Fi

The Rules ban smoking on all common and limited common elements including balconies, the building has fire sprinklers in the common areas, the units and the closets, and the fire alarm monitoring certificate dated June 18, 2025 shows a system placed in service on May 2, 2022. The common-area Wi-Fi is complimentary. The pool area bars pets under the Rules.

The Bay Colony Layer

Every Toscana owner is a member of the Bay Colony Community Association. The association describes about 200 acres, 11 condominium communities and 5 private neighborhoods, a staffed private entry, a Beach Club with a Chickee Bar, a Beach Club Bar, Sunset Terrace, a Main Dining Room and towel and chaise service, and a Tennis Club with six hydro-clay courts. Article 28 of the Declaration makes Bay Colony Beach Club membership mandatory, and Toscana’s 2026 Q&A sheet says the Beach Club and Tennis Facility fees are included in the Bay Colony assessment of $9,908 a year, which is not included in Toscana’s own assessment, with a $10,000 transfer fee on a sale. Owners may pursue Golf Club membership, which does not come with a Toscana address. For the full community picture, read our Bay Colony guide.

The Pelican Bay Foundation Layer

Toscana owners are also members of the Pelican Bay Foundation. The Foundation describes about 6,500 residences in 95 associations, 88 acres of parks, nearly three miles of beach, the Marker 36 and Sandbar beachfront restaurants, a tram, 18 Har-Tru tennis courts, 20 pickleball courts, a fitness center in the Community Center, a wellness studio and canoes and kayaks on Clam Bay. The Foundation’s amenities are shared by every association, so they are not a Toscana advantage over another Pelican Bay building. Toscana’s Foundation assessment is collected with the quarterly condominium assessment, and the Foundation assessment includes basic cable television and internet, as the fee section explains.

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

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

What Does the Toscana Condominium Fee Pay For?

Toscana at Bay Colony publishes its budget, which most Pelican Bay buildings do not. The 2026 approved budget shows $2,022,318 of operating expense and a combined annual assessment of $47,055 for a type 01 or 04 residence, $42,625 for a type 02 or 03, $81,081 for a penthouse 01 or 04 and $81,936 for a penthouse 02.

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

Those combined figures are the operating assessment, the reserve assessment and the Pelican Bay Foundation assessment of $3,295, before the cabana charge and before the separate Bay Colony Community Association assessment. We took every number in this section from the association’s 2026 approved budget, its 2026 frequently asked questions sheet, its recorded Declaration and Bylaws, and the Foundation’s published schedules.

Where the 2026 Budget Goes

The budget groups $2,022,318 of expense into six blocks. Payroll, including the $177,860 security contract, is the largest at 38.4 percent, and property insurance alone, inside administrative, is 21.8 percent of the total.

The six blocks add to the total, and the shares are our arithmetic on the budget’s own lines.

The Largest Lines Behind the Fee

Inside those blocks the budget shows the management fee at $61,000, water and sewer at $77,000, electric at $51,000, elevator maintenance and repair at $28,000, fire system inspections at $35,000, fire system repairs at $28,000, the WaterCop leak-detection program at $28,000, HVAC repair and maintenance at $59,600 including $36,000 of air conditioning stack cleaning, pool and spa maintenance at $19,500, and grounds maintenance at $65,000. The budget also records a Pelican Bay fees line of $214,175 billed and the same amount paid by the master, so the Foundation assessment passes through the budget at zero net. The budget’s operating increase over 2025 is 0.0 percent and its reserve increase is 0.0 percent.

What the Declaration Says the Association Pays For

Under Article 6.1 of the Declaration the association maintains the common elements, including exterior walls, wiring to each residence’s breaker panel, water pipes to the shutoff, condensate drain lines, sewer lines and the exterior surface of the main entry doors. Under Article 10 it insures the building at replacement cost, including windstorm, and it carries liability, automobile, workers’ compensation, fidelity and directors and officers coverage. Article 10.5.3 makes the association, not the owner, responsible for the deductibles on the policies it carries.

What Owners Pay for Separately

Owners maintain and insure what Article 6.2 assigns to them: screens, windows and glass, the entry door, interior doors, the electrical and plumbing inside the residence, the breaker panel, appliances, air conditioning equipment, floor coverings, hardware, shower pans and interior walls. The Declaration’s definition of “building” in Article 10.2 leaves out floor, wall and ceiling coverings, fixtures, appliances, air conditioning, water heaters and cabinets, so a homeowner’s policy for the interior, contents and liability remains the owner’s job. The Rules also require an air conditioning maintenance contract for each residence.

Fee by Residence Type, 2026

The table below puts the budget’s own stacks side by side, with the monthly equivalent as our arithmetic (annual divided by 12).

The three pieces of each row add to its combined figure: 30,091 plus 13,669 plus 3,295 is 47,055, and the other three rows tie the same way. The budget’s own comparison shows the combined figure up 1.3 percent for type 01 and 04, 1.5 percent for type 02 and 03, and 0.4 percent for the penthouses over 2025, and nearly all of that increase is the Foundation line, which the budget shows up 22.8 percent per quarter, from $671 to $824.

Where the 2026 Q&A Sheet Differs

The association’s 2026 frequently asked questions sheet states the same totals for three types, $42,624, $81,080 and $81,936 (a dollar of rounding on the first two), and a different number for the fourth: $45,724 a year, or $11,431 a quarter, for a type 01 or 04, against $47,055 and $11,764 in the budget. The $1,331 gap is unexplained in the documents we read. The 2025 sheet carried $46,446 for the same type, against $46,456 implied by the 2025 column of the budget. A buyer should ask the manager for the figure that applies to the specific residence and get it in the resale package.

What the Fee Is Per Square Foot and Against Price

Dividing the combined annual fee by the Exhibit F unit fraction gives $16.76 per square foot for a type 01 or 04, $16.89 for a type 02 or 03, $16.26 for a penthouse 01 or 04 and $16.25 for a penthouse 02. Against the $3,400,000 median 24-month price, the $42,625 fee for a type 02 or 03 is 1.25 percent a year. The cabana is extra: the budget divides cabana costs across seven cabanas at $2,614.29 for operations and $1,142.86 for reserves, which is $3,757.14 a year, and the cabana reserve contribution is $8,000 in 2026, down from $15,000, with the budget note naming 2027 painting.

How Budgets and Special Assessments Work

Under Article 7 of the Bylaws the Board prepares the annual budget and mails it to owners at least 14 days before the meeting that adopts it. Assessments are payable in installments of one to three months in advance, and Toscana bills quarterly. If the Board adopts a budget more than 115 percent of the prior year’s, owners holding 10 percent of the voting interests can force a special meeting to consider an alternate. Under Article 7.4 the Board sets special assessments for expenses not funded in the budget. The association’s December 2024 year-end statement shows how that works in practice: $999,999.93 of income on a line labeled the Roof Project SA Reserve and $1,358,852.04 of expense on the roof reserve project, which fits the tower flat roof the reserve study says was replaced in 2024, and we read the first line as a special assessment, although the statement does not spell the label out.

Late Payments and the Buyer’s Liability

Assessments become delinquent 10 days after the due date (Bylaws 7.3), and unpaid sums bear interest at the highest lawful rate, which the Bylaws recite as 18 percent, plus a late fee of the greater of $25 or 5 percent of the installment (7.9). The association may accelerate the balance when it files a claim of lien. A buyer is jointly and severally liable with the seller for unpaid assessments up to the transfer of title (7.6), which is why an estoppel certificate belongs in every contract. A first mortgagee that takes title by foreclosure owes the lesser of six months of assessments or 1 percent of the original mortgage debt.

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

A Toscana owner pays up to four layers: the condominium assessment of $42,625 to $81,936 a year, the Bay Colony Community Association assessment of $9,908, the Foundation assessment of $3,295 carried inside the condominium figure, and the county’s Pelican Bay Services Division assessment of $1,250.00 for fiscal year 2027. A buyer also owes a $15,000 Foundation resale capital assessment.

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

The table below separates each layer, with the year beside every figure.

The Arithmetic of the Published Pieces

The Foundation’s $3,435 is the sum of $2,180 operating, $497 replacement reserve and $758 bulk media (2,180 plus 497 plus 758), or $858.75 a quarter, which is $140 or 4.2 percent above the $3,295 in Toscana’s 2026 budget. The county’s $1,250.00 is $789.07 plus $460.93. The resale capital assessment steps from $15,000 to $15,525 on October 1, 2027 ($15,000 times 1.035). Adding the Bay Colony assessment to the budget’s combined figure gives $56,963 a year for a type 01 or 04, $52,533 for a type 02 or 03, $90,989 for a penthouse 01 or 04 and $91,844 for a penthouse 02, before the cabana, the county assessment, property tax and the Foundation’s $140 step. These sums size the layers; they are not a quote for a specific residence.

Why the Recording Date Matters

The $15,000 resale capital assessment applies by deed recording date, not contract date. A Toscana closing that records on September 30, 2026 sits under the old schedule of $10,000, which is the figure still printed on Toscana’s own 2026 Q&A sheet, and one that records on October 1 sits under the new one, a $5,000 difference. The Foundation’s Bylaws Section 7.04 exempts a gift, an inheritance, a transfer to a trust and a one-time move within the community. Toscana’s sheet adds that a member gets one exemption in a lifetime and must be a bona fide owner and resident of Pelican Bay within the last 90 days who is buying another Pelican Bay home as a residence. Ask the title company for the recording timeline before you set a closing date near a deadline.

The Foundation Does Not Approve the Sale

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

The Tax Bill and the County Layer

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

The Toscana Declaration, Bylaws, Rules and Reserves, Section by Section

Toscana’s governing documents are the 102-page Declaration recorded in 1999 with its exhibits, the 1997 Articles of Incorporation, Bylaws (Exhibit C), Rules and Regulations (Exhibit D) restated in 2022, and later amendments. They decide who may buy, rent, keep a pet, host a guest and renovate, and the article numbers follow our reading.

Articles 5 to 9: Units, Maintenance, Common Elements and Management

Article 5 makes each residence a separate parcel of real property that may be owned in fee simple, bounded above by the underside of the finished ceiling, below by the upper side of the finished floor and on the sides by the finished interior surfaces of the perimeter walls. Article 6 splits maintenance, bars alterations to common elements without Board approval and, in 6.5, lets the Board approve doorways between adjoining residences owned by one owner. Article 7.1 divides the common elements by the Exhibit F shares and 7.3 requires 67 percent of the voting interests for a material alteration of the common elements. Articles 8 and 9 hand fiscal management and administration to the Bylaws and the Board.

Article 10: Insurance

Article 10 requires the association to use its best efforts to obtain adequate insurance, to insure the building at replacement cost including windstorm and to carry the liability, automobile, workers’ compensation and fidelity coverage listed above, and 10.1 requires it to name the Bay Colony Community Association as an additional insured on request. The hurricane section below walks through the numbers.

Article 11: Casualty

Article 11 draws the line at “very substantial” damage, defined as three-quarters or more of the residences uninhabitable. Below that line the association must repair, and if insurance falls short the Board levies a special assessment without an owner vote. At or above it, the owners meet and vote by 67 percent whether to assess for reconstruction or to terminate. Article 11.5 requires reconstruction to the original plans or to plans approved by the Board, 67 percent of the owners and the Bay Colony Architectural Review Committee.

Article 12: Use Restrictions

Article 12 limits use to one family and their guests (12.3), requires guest registration, describes the emergency stairways (12.5), the garage spaces (12.6), the cabanas (12.7) and use-right transfers (12.8), bans pets for tenants and guests (12.9), allows the Board to lease temporary exclusive use of the pool deck and the entertainment room (12.10) and prohibits nuisances (12.11). The Rules in Exhibit D fill in the details, and 12.2 says a change to the Rules must be recorded in the Collier County public records.

Article 13: Sale, Lease and Disposition

Article 13 states its purpose as a quiet, non-transient, single-family-oriented atmosphere and requires the association’s written approval of every sale, lease, gift or transfer, with the approval recorded alongside the deed. It is the most consequential article for a buyer or a seller and has its own section below.

Articles 14 to 19: Compliance, Amendments, Termination, Developer, Mortgagees and Liens

Article 14 gives the prevailing party in a dispute its costs and attorney fees and requires the Board to answer a certified-mail owner inquiry within 30 days. Under Article 15 an amendment may be proposed by the Board or by 25 percent of the voting interests and passes by 67 percent, with a merger inside Bay Colony at 75 percent and mortgagee consent at 51 percent for a material change. Article 16 allows termination by three-quarters of the residences plus mortgagees or after very substantial damage. Article 18 limits a foreclosing first mortgagee’s liability and Article 19 sets the lien rules, interest and receivership.

Articles 23 to 28: Votes, the Marquesa Easements and the Memberships

Article 23 gives each residence one vote. Article 25 is a cross-use easement with the neighboring Marquesa for the common entrance and landscaped grounds, shared pro rata by unit count, Article 26 gives the Marquesa a maintenance and access easement over part of Toscana, and Article 27 reserved the developer’s right to build another condominium on adjacent land that would share the entrance, a parking garage exterior wall and the driveway. Article 28 makes every owner a member of the Pelican Bay Foundation, the Bay Colony Community Association and the Bay Colony Beach Club.

The Board, Fines and the Shutter Rule

Under Bylaws Article 3.1 the Board has three or five directors, all owners or spouses of owners, elected to staggered two-year terms. Under Article 4.14 fines are capped at $100 per violation and $1,000 in the aggregate after notice and a hearing before a committee of owners who are neither directors nor spouses of directors. Under Article 4.17 the Board adopts hurricane shutter specifications and may not refuse conforming shutters, and the 2022 Rules specify accordion shutters on the outside face of the sliders for unscreened north-side balconies.

Architectural Review: Association, Bay Colony and Foundation

Within Toscana, Articles 6.3 to 6.5 put approval of alterations to the common elements, balconies and flooring with the Board. Article 11.5 names the Bay Colony Architectural Review Committee for reconstruction, and a buyer planning exterior work should ask the association and the Bay Colony Community Association in writing whether either also reviews it. We found no published Bay Colony architectural standards.

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

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

A sale at Toscana at Bay Colony needs the association’s prior written approval under Article 13 of the Declaration. The owner gives notice at least 15 days before the transfer, the association has 15 days after it holds all the information to approve, disapprove for cause, furnish an alternate purchaser or buy the residence itself, and silence is deemed approval.

What the Association Approves

Article 13.1 applies to every sale, lease, gift or other transfer of a residence or any interest in it, other than the developer’s own sales, and the approval must be a written instrument in recordable form that is recorded with the deed. Article 13.1.1 makes an heir’s or devisee’s continued ownership subject to approval as well. A transaction that is not approved is void unless the association later approves it (Article 13.4). The Pelican Bay Foundation does not approve the sale, so the association’s approval is the approval the Declaration requires.

The Notice, the Application and the Clocks

Under Article 13.2.1 the owner gives the association written notice not later than 15 days before the transfer, with the name and address of the proposed buyer and a complete copy of the contract, and the association may ask for more information. The association’s purchase and lease application, a form marked updated July 16, 2013 that the association posts on its public site, asks to be submitted 20 days before closing with a signed contract, a completed form for each applicant (a married couple files one) and a non-refundable check of $150. It collects employment, references, bank and credit references, vehicles and intended use, and it states that occupancy before Board approval is prohibited. Because the form asks for more lead time than the Declaration, write a closing date at least 20 days after the application goes in.

Disapproval, the Alternate Purchaser and the 60-Day Closing

Under Article 13.2.2 the association must act in a manner that is neither arbitrary nor unlawfully discriminatory and may withhold approval only for reasons rationally related to protecting, preserving and operating the condominium. If it disapproves for cause, the transaction does not go forward. Otherwise, on the owner’s written demand it may furnish an alternate purchaser it approves, or elect to buy the residence itself, on the same terms the owner proposed, or the owner may withdraw the sale. Under Article 13.2.3 that sale must close within 60 days. If the association says nothing within its 15 days, or fails to name a purchaser or make its election when it must, it is conclusively presumed to have approved and must on demand give a recordable certificate of approval. Under Article 13.2.4 the association will not approve a transfer or lease until all unpaid assessments and costs it is owed have been paid.

Fees and the Number That Does Not Match

Article 13.2.1 lets the association charge a transfer fee not to exceed $100.00 as permitted by law. The association’s own application form asks for a $150 non-refundable check, and the 2026 budget carries $700 of application and transfer fee income. We cannot tell from the documents which figure applies, so ask the manager in writing what the check should be, and read the $100 ceiling in the Declaration next to the $150 on the form. The $10,000 Bay Colony transfer fee on the 2026 Q&A sheet and the Foundation’s $15,000 resale capital assessment are separate charges at closing, described in the fee section above.

Co-Buyers, Time-Sharing and Entities

Article 13.1.3 states that de facto time-sharing is not permitted and that approval will not be given to a sale to multiple unrelated persons, such as siblings or business associates, who intend to split occupancy into different times of the year. A buyer who plans to title a Toscana residence in the names of several families should raise it with the manager before the offer.

How We Schedule a Toscana Closing

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

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

Is Toscana at Bay Colony a 55+ Community?

Toscana at Bay Colony is not a 55+ community in any document we read. The recorded Declaration, Articles, Bylaws and Rules contain no age restriction and no housing-for-older-persons clause, and Article 13.2.2 says the association may not act in a way that is arbitrary or unlawfully discriminatory, so buyers of any age may apply for approval.

What the Documents Say About Age

We read the Declaration, the Articles, the Bylaws and the 2022 Rules for an age limit and found none. The reasons the Declaration lets the association disapprove a buyer concern the protection, preservation and proper operation of the condominium. The application form asks for employment, references and credit information for a background check.

The Occupancy Rules Are Not an Age Rule

The 2022 Rules limit a residence to six permanent occupants and eight persons overnight including guests, and the application form says the home is for single-family use at two occupants per bedroom. Article 4.17 of the Declaration defines a family as one person, or two or more persons related by blood, marriage or adoption with household servants excluded, and a third alternative, partly illegible in the recorded scan, that refers to an adult and the children of either or both of them living in the unit. These are occupancy counts and definitions, not a rule about age.

Fair Housing in Plain Words

Federal and Florida fair housing law bars discrimination in the sale or rental of housing because of race, color, religion, sex, handicap, familial status or national origin. We describe the building, never the people who live in it, and a buyer who reads the definition of family above and has a question about how it applies should ask the manager or an attorney.

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

A Toscana owner may lease a residence for a minimum of three consecutive months and no more than one time a year, with the association’s prior approval of every lease. Short-term and transient rentals are not allowed, and the Pelican Bay Foundation separately caps leases at two a year, so Toscana’s own rule is the stricter.

Toscana’s Own Rule: Article 13.1.2

Article 13.1.2 of the Declaration, as amended in December 1999 (Official Records Book 2625, Page 2179), raised the minimum lease from 30 to 90 days and cut the maximum from three leases a year to one. The amendment limits a lease to one year with no renewal option and no sublease, and it lets the Board approve the same tenant year to year. The 2022 Rules say a residence may not be rented for less than three consecutive months or more than one time a year, and the 2026 Q&A sheet repeats it. Only whole residences can be leased, every lease must bind the tenant to the Toscana and Bay Colony documents, and the association may proceed directly against a tenant for violations. The owner must give the tenant the Rules at or before the start of the lease, and all tenants must be registered with the manager.

The Lease Terms at a Glance

The Stricter Rule Governs

Toscana’s one-lease rule is stricter than the Foundation’s two-lease cap, so the Toscana rule governs in practice. A seasonal lease of three months or more, once a year, is the pattern the documents allow, and the Rules cap occupancy at six permanent occupants and eight overnight including guests.

What This Means for an Investor

Toscana is not a short-term rental building. An investor who needs to rent by the week or month will find the rule disqualifying, and one who plans a single seasonal tenant a year can plan around the 20-day application window. Buying with the plan to lease should be raised with the manager before the offer, not after.

Pet Rules at Toscana at Bay Colony

Toscana allows one dog of no more than 15 inches tall at the withers at maturity, measured to American Kennel Club standards, or two cats, and no more than two birds, plus tropical fish. Pets are barred from the pool area, must be hand-leashed or carried on the common elements, and guests and tenants may not have pets.

What the Rules Say

The 2022 Rules, which restate the pet rule recorded in March 2003, allow one dog up to 15 inches at the withers or two cats, no more than two birds, tropical fish and other customary non-exotic quiet household pets not kept for commercial purposes, and they prohibit snakes. No pets are permitted in the pool area, leashed or unleashed. Elsewhere on the common elements and Bay Colony common property pets must be on a hand-held leash or carried, and waste must be removed at once. A pet that is vicious, noisy or a nuisance in the Board’s opinion must leave the condominium property within three days of written notice.

Guests, Tenants and Board Exceptions

Article 12.9 of the Declaration and the Rules agree that tenants and guests may not have pets. The Rules also give the Board authority and discretion to make exceptions in individual cases and to impose conditions on them, so a buyer whose dog is larger than 15 inches should ask the manager in writing before making an offer and should not assume an exception will be granted.

Service and Assistance Animals

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

What to Ask Before You Offer

Ask the manager for the current pet registration form and for where a dog may walk on the property. The Rules require leashes on Bay Colony common property as well, so ask the Bay Colony Community Association for any pet rules of its own.

Guests, Occupancy and Daily Rules at Toscana

Guests at Toscana are governed by Article 12.3 of the Declaration and the 2022 Rules. Use is limited to one family and their guests, guests staying in the owner’s absence are limited to two occasions a calendar year of no more than 14 days each, and every guest must be registered with the association.

Occupancy Under Article 12.3 and the Rules

Article 12.3 limits use of each residence to one family and their guests, and the Rules add that no more than six persons may permanently occupy a residence and no more than eight, including guests, may stay overnight. All persons other than the owners who occupy a residence, including renters and house guests, must be registered with the manager at or before they move in. The association keeps a pass key to every residence and requires an extra key whenever an owner changes a lock (Article 12.4 and Rule 9).

Guests While the Owner Is There

The Declaration defines a guest as a person who is physically present in or occupies a residence on a temporary basis at the owner’s invitation without paying consideration (Article 4.18). Guests must be registered, and guests who are not may be denied use of the recreational facilities. The building’s three guest suites are available to owners’ guests while the host owner is in residence, for stays of up to seven days.

Guests While the Owner Is Away

Article 12.3 limits occupancy by guests in the owner’s absence to two times per calendar year for maximum periods of 14 days. Those are the numbers in the recorded text, so a family that plans a house-sitting arrangement or a rotation of visitors should work from them.

Smoking, Window Coverings, Grills and Daily Life

The 2021 smoking amendment (Official Records Book 5953, Page 2993) and the 2022 Rules ban smoking on every common and limited common element, which they list as the garage parking areas, storage lockers, screened and open balconies, lanais, terraces and cabanas. Curtains, shades, drapes and blinds must be white or off-white or lined in those colors, and balcony tile and floor coverings must be approved by the Board. Grills may not be used or stored on balconies, laundry and beach gear may not be kept in view outside the residence, and no exterior antenna or wiring may be installed without written consent. Every owner must keep a current air conditioning maintenance contract and give the association a copy, and every residence must have the WaterCop leak-detection system.

Vehicles, Electric Cars and Bicycles

Garage spaces are assigned and no residence may park more than two vehicles in the garage. Commercial vehicles, trucks, campers, motor homes, trailers and boats are prohibited. An owner who wants to charge an electric vehicle or a golf cart at the residence’s space must sign a Common Area Modification and Indemnification Agreement, carry liability insurance naming the association, and pay for the permitted, separately metered outlet; a trickle charger needs a separate agreement and a periodic charge. A common charger is available in parking space #16 on the garage level, first come, first served. Bicycles and mopeds must be registered and kept in the bike storage areas.

Cabanas

Article 12.7 bars overnight sleeping in cabanas and caps each residence at one cabana, or two adjoining or combined ones, and the Rules ban smoking in them.

Renovating a Toscana Residence: Approvals, Season and Hard Floors

Renovating a Toscana residence is allowed only from April 16 through October 31. The Rules bar construction projects from November 1 through April 15, permit only emergency repairs in that window, require a completed Construction Project Application before any demolition, and require all work, down to the last accessory, to be finished by October 31.

The Season: April 16 Through October 31

Rule C.3 sets contractor work hours at 8:00 a.m. to 4:00 p.m., Monday through Friday, with no work on Saturdays, Sundays or the holidays it lists (Martin Luther King Day, Presidents Day, Fourth of July, Memorial Day and Labor Day), and no construction of any kind during the weeks of Easter, Thanksgiving, Christmas and New Year’s. Emergency repairs are allowed in the off-season: the Rules give replacing an appliance that cannot be repaired, necessary plumbing repairs and repairs after an insurable event such as a water leak. No tools or materials may be brought onto the property after October 31, and anything unfinished waits until April 16.

The Application, the Fee and the Deposit

Before any demolition the association must have the Construction Project Application and Acknowledgment, the executed contracts and all permits. The 2024 contractor packet adds a $500 fee for demolition, flooring, bath or kitchen renovation and a refundable $1,000 deposit, and requires permits to be delivered to the office before work starts.

Appliances, Licenses and Insurance

If a remodel touches a residence, any appliance more than 10 years old, including air conditioning equipment, the water heater, dishwasher, laundry equipment or refrigerator, must be replaced as part of the project. Contractors and subcontractors must hold a Class B or C license in Collier County, carry general liability insurance of at least $1,000,000 per occurrence and $2,000,000 aggregate and provide proof of workers’ compensation coverage.

Hard Floors, Slabs and Balconies

Wall-to-wall carpet is required except in kitchens, baths and laundry areas, and a hard surface needs sound-control underlayment and the manager’s written approval. Because the slabs contain post-tension cables, the 2024 packet requires the slab to be x-rayed before any penetration, and it requires a 48-hour water test of a new shower pan, WaterCop sensors under the kitchen sink, dishwasher and refrigerator, and a balcony waterproofing system to a stated specification with a 10-year warranty. Balconies take no indoor-outdoor carpet and no river rock.

Moving, Elevators, Debris and Parking

Contractors enter by the lower entrance on the northeast side of the building and park in the designated contractor area, which the 2024 packet places in the service lot between Salerno and Toscana. The passenger elevators are not to be used, and the service elevator is approximately 6 feet 8 inches by 6 feet by 10 feet and must be scheduled. Work preparations such as mixing paint, mud or grout are not allowed in the garage, stairways or balconies, trash chutes may not be used, dumpsters are limited to 72 hours with $300 fines, workers must wear shoe covers in common areas, and the water to a residence under construction must be shut off daily. Fire alarm work must use the association’s vendor, and moves must be scheduled on weekdays between 8:00 a.m. and 4:00 p.m.

Permits Are a Separate Step

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

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

Hurricanes, Flood Zone and Insurance at Toscana

FEMA’s flood map, effective February 8, 2024, puts Toscana’s residence address point in Zone AE at a base flood elevation of 9 feet and its two cabana points in Zone AE at 10 feet, while the building point falls in shaded Zone X. The association’s flood policy rates the building Zone AE.

What FEMA’s Map Shows at Toscana

We queried FEMA’s National Flood Hazard Layer on October 7, 2026 at the county’s address points for 8960 Bay Colony Dr. The point where the county stacks all 65 residence addresses falls in Zone AE with a base flood elevation of 9 feet (NAVD88), a Special Flood Hazard Area, on panel 12021C0377J, effective February 8, 2024. The county’s separate building point, about 35 yards west-northwest, falls in Zone X, shaded as the 0.2 percent annual chance flood hazard in a coastal zone, which is outside the Special Flood Hazard Area. Both cabana points fall in Zone AE at 10 feet. Flood zone lines cross a site, so one address point does not settle a residence’s zone, and an elevation certificate for the specific structure is the document an insurer and lender use.

What the Association’s Flood Policy Shows

The association’s National Flood Insurance Program declarations page for the term March 22, 2026 to March 22, 2027 is a Residential Condominium Building Policy for the entire building. It rates the flood risk as AE, the first floor height as 12.0 feet by elevation certificate, and the date of construction as January 1, 1998 in the rating field, while the Declaration and the county give 1999. It lists 65 units, a replacement cost value of $39,467,600 and one prior claim counted from April 1, 2023, and it describes the property as elevated with enclosure on posts, piles or piers, three floors, a rating category and not a story count.

The charges add: $21,998 plus $3,960 plus $1,590 plus $250 is $27,798. The building coverage of $16,250,000 is $250,000 for each of 65 residences, which is 41 percent of the $39,467,600 replacement cost, so flood coverage on the master policy is a fraction of the building’s value. The declarations page also shows a Community Rating System discount of $0.00 with the note that the building is not eligible due to noncompliance. The discount that holds the premium down is the increased cap discount, which is $35,477 of a $57,475 premium, and it is a statutory discount that can change.

What the Elevations Mean

FEMA defines base flood elevation as the water surface elevation of a flood with a 1 percent chance of being equaled or exceeded in any year. Zone AE is a Special Flood Hazard Area, and FEMA’s flood-zones page defines the term. Zone X as shaded on this map is outside the Special Flood Hazard Area, which does not mean no flood risk. The policy’s first floor height of 12.0 feet is a rating input taken from the building’s elevation certificate, and a buyer should ask for that certificate in the resale package rather than compare it with a map point.

The Preliminary Map Under Review

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

What Hurricane Ian Did Here

The National Hurricane Center’s Ian report states maximum inundation of 8 to 12 feet above ground level in Estero, Bonita Beach, Bonita Springs and North Naples, and 6 to 9 feet above ground level in Naples, with the tide gauge on the Naples Pier reading 6.18 feet above mean higher high water before it was destroyed. The report does not give a height at Toscana’s address. The association’s 2024 year-end statement records Hurricane Milton expenses of $34,148.11 dated October 9, 2024 and $114,825.24 of insurance proceeds for the year, and we found no public record of the amount of any claim from Ian, so we state none.

What the Declaration Says About Insurance

Article 10 requires the association to use its best efforts to obtain and maintain adequate insurance in the name of the association, the owners and their mortgagees, to insure the building at a replacement cost determined annually by the Board, windstorm included, and to name the Bay Colony Community Association as an additional insured on request. The Declaration’s “building” leaves out floor, wall and ceiling coverings, fixtures, appliances, air conditioning and heating equipment, water heaters and built-in cabinets, so those are the owner’s to insure. Article 10.5.3 makes the association pay the policy deductibles, which spreads a storm deductible across all owners through the assessment. The Declaration we read does not require an owner to carry flood insurance.

What the Master Policy Costs

The association’s 2026 budget carries property insurance of $440,978, down from the 2025 budget of $593,317 by $152,339, or 25.7 percent, and below the 2025 forecast of $511,320. The budget note reads “Reduced rates for 2026 insurance industry recouping.” The 2024 year-end statement shows $565,764.94 of property insurance expense. The lower premium is a favorable data point for the 2026 fee, and it is one renewal; premiums reset every year and the association’s certificate in the resale package is the current record.

What Each Owner Should Insure

A buyer should carry a homeowner’s policy for contents, improvements and liability, ask a flood insurance agent for a quote on the specific residence, and hold a cushion for an assessment if a storm loss exceeds the master policy. Section 689.302 requires a flood disclosure at or before the time the sales contract is executed.

Shutters, Impact Glass and the Board

Under Bylaws Article 4.17 the Board adopts shutter specifications and may not refuse conforming shutters. The 2022 Rules specify accordion shutters on the outside face of the sliding glass doors of unscreened north-side balconies, and they state that the non-balcony windows have architect-approved laminated glass designed to meet or exceed the wind-load and impact standards of hurricane shutters, so no shutters go on them and a replacement window must be laminated glass of equal or better specification. The wind mitigation inspection form dated November 12, 2024 records the year of the building as 1999.

The Association’s Hurricane Plan

The association’s 2026 hurricane preparedness packet defines the season as June 1 through November 30. At a hurricane watch, which means conditions may threaten within 36 hours, management closes the common-element shutters and brings in pool and roof furniture. At a warning, 24 hours or less, management pumps the pool water, and the elevators and pool shut down 24 to 48 hours before arrival. The packet says no one will be available to help owners who stay, staff evacuate under a mandatory evacuation, and services are restored case by case after verification. Owners turn off water and icemakers, empty the refrigerator, remove lanai furniture, lock sliders and close their own shutters.

After a Casualty

Under Article 11, damage that leaves fewer than three-quarters of the residences uninhabitable must be repaired, with a special assessment without an owner vote if insurance falls short. If three-quarters or more are uninhabitable, an owners’ meeting decides by 67 percent whether to assess or terminate. Article 11.5 requires reconstruction to the original plans or to plans approved by the Board, 67 percent of the owners and the Bay Colony Architectural Review Committee.

Milestone Inspections, Structural Reserve Studies and Florida Condo Law at Toscana

Toscana completed its first milestone inspection. TRC Worldwide Engineering performed the Phase 1 inspection on September 13, 2024, signed its report on December 20, 2024 and found no substantial structural deterioration and no unsafe conditions, so a Phase 2 inspection is not required, and Collier County lists the building’s cycle as complete with the next inspection in 2034.

What the County Record Shows

Collier County’s Milestone Map lists the building as “Toscana at Bay Colony Condo” with the status “Milestone Completed,” the cycle status “Cycle Completed” and a next inspection year of 2034, in Commissioner District 2. The county’s January 2026 milestone list carries the building with a certificate of occupancy date of March 24, 1999 and a due date of January 1, 2034. The county holds the report.

What the Phase 1 Report Summary Says

The summary, on TRC’s letterhead and signed by a Florida-registered professional engineer, says TRC walked the building exterior envelope from the ground level, the lower garage level, the plaza deck and the rooftop; accessed 25 percent of the residences, chosen at random, including interiors and exterior lanais; and looked at stairwells, mechanical and electrical rooms and service areas. It reports that no structural element needs maintenance or repair due to structural deterioration, that no unsafe or dangerous conditions as defined in the Florida Building Code were identified, and that Phase 2 is not required. It recommends continuing routine building maintenance advised by licensed engineering firms. A Phase 1 inspection is a visual examination, not a destructive test, and a buyer should read the full report in the resale package.

What the Law Requires

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

Our Arithmetic for Toscana

The certificate of occupancy year is 1999, and 1999 plus 25 is 2024, so the first deadline fell on December 31, 2024 for a building in the county’s three-mile saltwater group. TRC inspected on September 13, 2024, ahead of that date. The next inspection is 10 years after, which gives 2034, the year the county’s map shows.

Toscana’s Structural Integrity Reserve Study

SOCOTEC Consulting, a Florida engineering firm, dated Toscana’s structural integrity reserve study December 19, 2024, after a site visit on June 4, 2024. It evaluates the roofs, structure, fire protection, plumbing, electrical systems, waterproofing and exterior painting, and windows and exterior doors, and it schedules 13 elements for general reserve funding with a total current cost of $7,880,000. It recommends a fixed annual contribution of $525,000 starting in 2025, calculated on a 2 percent inflation assumption, a 1.0 percent interest assumption and a starting balance of $33,221. The 2026 budget carries that figure: its $890,000 reserve contribution is described as “SIRS $525K and non-SIRS $365K.”

The 13 current costs add to $7,880,000. The study’s own cash-flow table projects a spend of $811,512 in 2027 for the exterior painting and waterproofing and the restoration allowance, which leaves a balance of $772,714 at the end of that year, and a spend of $7,297,024 in 2047 for the decks, pavers and planter boxes, which leaves $162,955. A 2047 balance that thin is a feature of the study’s model, not a prediction, and reserves can be re-studied: the statute requires a new study at least every 10 years. By our arithmetic, $890,000 of reserve contribution against $1,959,318 of assessment income in the 2026 budget is 45.4 percent.

Two Details in the Study That Do Not Match the Documents

The study’s project information describes “19-story multi-family structures with a total of 85 residential units.” The Declaration, Exhibit F, the county roll and the flood policy all say 65 residences, so the 85 is, as far as we can tell, a drafting error in the study text, and we use 65 everywhere. The story count is the second item; the recorded Declaration is silent on it, as the homes section explains. We report both, and a buyer should ask the association for a corrected copy if the study is in the resale package.

What the Reserve Study Law Requires

Section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for condominium buildings of three or more stories, covering the roof, load-bearing walls, floors, foundation, fireproofing, plumbing, electrical systems, waterproofing, windows and other components over $10,000 that affect them, and requires the association to fund reserves for those items. The Toscana Bylaws let owners waive or reduce reserves by majority vote, and the statute now limits that for the structural items. The study is part of the resale package under Section 718.503, which gives a buyer seven days, excluding weekends and holidays, to cancel after receiving it.

What This Page Does Not Say

Milestone reports, reserve studies and estoppel certificates are association records, and Sections 718.111 and 720.303 govern who may see official records. We quote the association’s own published summary and study, and a buyer reads the full documents in the resale package, before the cancellation window closes, with an engineer if the building matters to the decision.

The Estoppel Certificate and Its Cost

An estoppel certificate states what is owed on a residence. Section 718.116(8) sets the statutory caps, $250 for the certificate, $100 more to expedite and $150 more if the residence has delinquent amounts, and under the adjusted caps of the Florida Department of Business and Professional Regulation (DBPR) they are $299, $119 and $179. The Foundation’s own estoppel is $250, plus $100 to expedite. The association asks for written estoppel requests to its building manager at 8960 Bay Colony Dr, and its own fee is not published, so the contract controls who pays.

Which Schools Serve Toscana at Bay Colony?

Collier County Public Schools’ address lookup assigns Toscana, at 8960 Bay Colony Dr, to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for 2026-2027, with no rezone listed. The district’s grade table lists an A for each school from 2021 through 2025, and assignment can change, so confirm with the district.

The Three Schools

How We Checked

We queried the district’s address lookup service for 8960 Bay Colony on October 7, 2026 and got 73 matching address records, every one for 8960 Bay Colony Dr and every one with the same three assignments and no rezone entry. Hours come from the district’s 2026-2027 student start and dismissal times page, grades from the district’s 2024-2025 school and district grades table, and drive times are free-flow off-peak estimates from the building point, not school-day traffic.

Grades and Rezoning

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

Private and Other Options

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

County Permits and Recorded Work at Toscana at Bay Colony

Collier County’s records on Toscana include a milestone permit record, and the Clerk’s index lists recorded work notices from 2015 to 2022, a 2024 order dismissing an insurance lawsuit after settlement and a released 2011 state tax lien. We did not search permits residence by residence; the county portal is where a buyer checks a specific address.

The Milestone Record

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

Notices of Commencement, 2015 to 2022

The Clerk’s party index lists recorded notices of commencement for association projects: plumbing and doors in 2015, coatings and construction in 2016 and 2017, electrical work in 2019 and a fire alarm system in 2022, which matches the fire alarm monitoring certificate showing service from May 2, 2022. The 2015 WaterCop mandate is the other major building-wide project. A June 12, 2015 board letter reported a survey in which 39 of 49 respondents favored the leak-detection system and estimated the cost at $2,539.95 for a type 01 to 04 residence and $3,979.65 for a penthouse.

The 2024 Insurance Lawsuit Order

The Clerk’s index shows an order recorded June 28, 2024 (Official Records Book 6375, Page 1005) dismissing, without prejudice after settlement, Slide Insurance Company against Guest Services Hospitality, Inc. and the association, Collier County case 11-2023-CA-000335. The order does not say what the claim concerned or what the settlement was, and the association’s 2026 frequently asked questions sheet states that the association is not involved in any case in which it may face liability above $100,000.

The 2011 State Tax Lien

A Florida Department of Revenue lien appears in the Clerk’s party index under the association’s name, recorded in 2011 (Official Records Book 4696, Page 876) and released on October 3, 2011 (Book 4723, Page 3031). The index does not say what the lien concerned, and it was released about 15 years ago.

What We Did Not Find

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

What Is Being Built Near Toscana at Bay Colony?

The county’s Vanderbilt Beach Road widening, east of US 41 and including the Strada Place intersection that serves Mercato, is the project it announced this year. Bay Colony itself is built out, and Toscana’s Declaration records a reserved right to build a condominium on adjacent land that we found no record of being exercised since.

The Vanderbilt Beach Road Widening

Collier County’s July 6, 2026 release says the contractor was issued a notice to proceed to widen about 1.8 miles of Vanderbilt Beach Road, from just east of US 41 to east of Goodlette-Frank Road, from four to six lanes, a project of about $28.4 million expected to take two years, weather permitting. It includes intersection improvements at Strada Place and Goodlette-Frank Road and changes to median openings at Bay Laurel Drive. Most lane closures are planned for 9:00 a.m. to 3:30 p.m., Monday through Saturday, and in spring 2027 a box culvert will reduce traffic to one lane each way for about two months between Strada Place and Goodlette-Frank Road. It is a corridor project east of US 41, not a project in Bay Colony, and Strada Place is Mercato’s street.

The Developer’s Reserved Right Next Door

Article 27 of the Declaration reserves the developer’s right to build a condominium on property adjacent to Toscana, which could share a common entrance, a parking garage exterior wall, the driveway, parking and landscaped grounds with Toscana and the existing Marquesa, with costs shared by unit count. The Declaration does not name the project. Salerno at Bay Colony, built in 2000, is the next tower on our roster, and the association’s 2024 contractor packet places Toscana’s service lot between Salerno and Toscana, but we make no claim that Salerno is the project Article 27 describes.

The Preliminary Flood Map

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

Pelican Bay Services Division

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

Daily Logistics at Toscana at Bay Colony

Toscana is about six minutes from Mercato and Whole Foods, six minutes from the Pelican Bay Foundation’s Commons office, eight minutes from Artis Naples and Waterside Shops, 10 minutes from NCH North Naples Hospital, 19 minutes from the Naples Airport and 38 minutes from Southwest Florida International Airport, on free-flow off-peak estimates.

Drive Times From the Building

How We Measured

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

The Gate and the Tram

Bay Colony has a staffed private entry, and the Pelican Bay Foundation runs a tram inside the community. Toscana’s own front desk is staffed by security guards around the clock who also act as concierge, and every guest must be registered. Gate procedures are the Bay Colony Community Association’s and the building’s, and we found no published procedure.

Seasonal Owners

For an owner who leaves for the summer, the hurricane plan asks owners to turn off the water and secure the lanai, a seasonal owner should leave written instructions with the manager, the front desk is staffed around the clock, and the guest limits in Article 12.3 apply when the owner is absent. The off-season is also the construction season, from April 16 to October 31, so a seasonal owner who is away should expect contractor activity in the building.

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

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

Toscana at Bay Colony is the second-oldest of the four preserve-view towers in Bay Colony, and its 12-month median of $3,400,000 on three Southwest Florida MLS closings sits above Salerno’s $2,900,000 on five and below Trieste’s $4,300,000 on one. Only Contessa, with eight closings, had more than six among the towers.

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

Every closing count below covers the 12 months to September 30, 2026 from our building roster, which matches Toscana’s own October 7 window of three closings at $3,400,000, and a count under 10 is a small sample. Units and years built come from our building roster and the Collier County Property Appraiser, 2026 tax roll.

Toscana and Salerno, the Closest Rival

Salerno at Bay Colony is Toscana’s closest rival on paper: a preserve-and-bay high-rise of 69 units built in 2000 against Toscana’s 65 units built in 1999. Toscana’s roster median of $3,400,000 on 3 closings is $500,000 above Salerno’s $2,900,000 on 5, and both are small samples, so the gap is a prompt to compare specific residences, not a ranking. The full side-by-side is in the Toscana vs Salerno section below.

Toscana and the Other Preserve-View Towers

Marquesa at Bay Colony, the 39-unit tower built in 1994 whose entrance Toscana’s Declaration says it shares, had no MLS closing in the window, and Trieste at Bay Colony, the 104-unit tower built in 2002, had one at $4,300,000. Toscana’s median is $900,000 below Trieste’s single sale, which says little about either building.

Toscana and the Gulf-Front Towers

Biltmore at Bay Colony (6 closings, $5,050,000 median), Carlysle at Bay Colony (4 closings, $4,577,500) and Contessa at Bay Colony (8 closings, $2,887,500) are Gulf-front high-rises with 12-month closings, and Windsor at Bay Colony is a Gulf-front tower of 31 units on the roster with none. Toscana’s median is $1,650,000 below Biltmore’s, $1,177,500 below Carlysle’s and $512,500 above Contessa’s. All of those medians rest on fewer than 10 sales, and the gap mixes Gulf frontage, building age, residence size and sample size, so we do not attribute it to any one cause.

Where Toscana Sits in Bay Colony and Pelican Bay

Toscana belongs to the Bay Colony row of eleven condominium buildings, six of them Gulf-front on our roster, and Bay Colony belongs to the Pelican Bay Foundation. For a buyer comparing a Bay Colony tower with a building elsewhere in Pelican Bay, the distinguishing facts are the Beach Club, the gates and the Bay Colony charges, which the table above does not show.

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

Toscana vs Salerno: Which Pelican Bay Condominium Fits You?

Toscana and Salerno are both preserve-and-bay Bay Colony high-rises, Toscana the 65-residence tower of 1999 and Salerno the 69-residence tower of 2000. Over 60 months Toscana’s median is $3,487,500 on 12 closings against Salerno’s $2,900,000 on 11, and Toscana’s median days on market is 18 against Salerno’s 38.

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

Toscana vs Salerno Decision Table

The table puts each building’s own figures side by side from our two data files. Every market row names its window and its number of closings, and a count under 10 is a small sample. Toscana’s days on market and sale-to-list figures exclude the one sale entered after closing, which is why their counts are smaller.

What the Numbers Say

Over 60 months Toscana’s median is $587,500 higher ($3,487,500 less $2,900,000, or 20.3 percent), and its median price per square foot is $236 higher ($1,313 less $1,077, or 21.9 percent, n=12 and n=11). Over 24 months the gap is smaller in dollars and similar in kind: Toscana’s $3,400,000 on 6 sales is $500,000 above Salerno’s $2,900,000 on 7. Salerno’s sale-to-list ratio is higher, 96.9 percent over 60 months against Toscana’s 94.6 (n=11 each), so Salerno sellers kept more of the final list price at the median, while Toscana’s residences sold faster, 18 days at the median against 38. Part of the price gap is plan: Toscana’s two MLS sizes are 2,520 and 2,800 square feet and Salerno’s are 2,600 and 2,900, so the difference in price per square foot is the better comparison than the difference in price.

Who Should Choose Toscana

Toscana suits a buyer who wants the smaller tower, 65 residences against 69, the faster-selling record over five years, a recorded Declaration that is readable in full and a building that publishes its budget, its structural reserve study and its rules. It also suits a buyer who is comfortable with a lease limit of one a year and wants the private elevator to the front door.

Who Should Choose Salerno

Salerno at Bay Colony suits a buyer who wants the 2000 tower, who wants more floor area (its roll runs to 5,285 square feet and it had an active listing of that size on October 7, 2026), or whose priority is the smaller discount to list that its sellers took over five years. Salerno’s milestone status and rules are on its own page, and we do not state them here.

What the Numbers Do Not Settle

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

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

Honest Pros and Cons of Owning at Toscana at Bay Colony

Owning at Toscana at Bay Colony offers a 65-residence preserve-and-bay tower with private elevators to the front doors, a building that publishes its budget and reserve study, and a clean first milestone inspection, and asks the owner to accept the association’s approval of every sale, a one-lease-a-year rule and a thin resale market. Weigh both lists against the documents.

The Pros

• A small tower. 65 residences, with two typical plans of about 2,520 and 2,800 square feet and four penthouses.
• Private elevators to the front doors, each secured by the residence’s own code, and a staffed lobby with 24-hour security guards who also act as concierge.
• Two garage spaces per residence, assigned and passing with title under Article 12.6.
• A published record. The association posts its budget, structural reserve study, flood policy, hurricane plan and rules, and the recorded Declaration is public.
• A completed first milestone cycle. TRC’s Phase 1 inspection found no substantial structural deterioration and no unsafe conditions, and the county lists the next inspection for 2034.
• Reserves are funded. The 2026 budget sets aside $890,000, 45 percent of assessment income, including the $525,000 a year the reserve study recommends.
• A lower master insurance cost. The 2026 property insurance budget is 25.7 percent below the 2025 budget.
• No age restriction in the documents we read.
• A defined sale process. The association has 15 days to act, and silence is deemed approval.

The Cons

• Association approval of every sale, with an application, background and credit check, and a 20-day lead time on the association’s form.
• A strict lease rule: three-month minimum, one lease a calendar year, no transient tenants.
• Renovation only from April 16 through October 31, with emergency repairs the only winter work.
• Layered costs. The 2026 condominium fee runs $42,625 to $81,936 a year, the Bay Colony assessment is $9,908 a year, and a buyer pays the Foundation’s $15,000 resale capital assessment and Bay Colony’s $10,000 transfer fee.
• Flood exposure. FEMA’s 2024 map shows Zone AE at 9 feet at the residence point and 10 feet at the cabanas.
• A large reserve event ahead. The reserve study schedules $4,450,000 in current dollars for decks, pavers and planter boxes in 2047, and its cash-flow table ends that year with $162,955.
• A thin, wide-ranging market. Three closings in 12 months, no active listing and a spread of $2,100,000 among 2,800 square foot sales.
• Document gaps. The recorded Declaration gives no story count, the reserve study text says 85 units, and the frequently asked questions sheet and the budget differ by $1,331 for one residence type.

How to Weigh Them

A buyer who wants a quiet, owner-occupied, staffed tower and a documented building will find the cons manageable. A buyer who wants rental income or fast renovation will not. We help both read the documents before an offer.

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

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

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

Documentary Stamps on the Deed

Section 201.02, Florida Statutes, sets the tax on a deed at 70 cents on each $100 of consideration, rounded up to the next $100. At Toscana’s 60-month median of $3,487,500 (n=12), that is 34,875 hundreds times $0.70, or $24,412.50. At the 24-month and 12-month median of $3,400,000 (n=6 and n=3) it is $23,800. In Collier County the seller customarily pays this tax, and the contract controls.

The Owner’s Title Policy and the Closing Agent

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

The Estoppel Certificates

Section 718.116(8), Florida Statutes, caps the condominium’s estoppel fee at $299, plus $119 if expedited and a further $179 if the residence has delinquent amounts. Under the Florida DBPR adjusted caps, those figures are $299, $119 and $179. The Foundation’s own estoppel is $250, plus $100 to expedite, a seller cost. Toscana’s own estoppel fee is not published, requests go in writing to the building manager, and the contract controls who pays.

The Foundation’s Resale Capital Assessment

The buyer pays the Pelican Bay Foundation’s resale capital assessment of $15,000 for deeds recorded on or after October 1, 2026, and it rises 3.5 percent each October 1, to $15,525 on October 1, 2027 ($15,000 times 1.035). The recording date decides which amount applies, not the contract date. Toscana’s 2026 sheet also lists a $10,000 Bay Colony transfer fee on a sale.

The Association’s Transfer Fee

Article 13.2.1 of the Declaration lets the association charge a transfer fee of up to $100 as the law permits, and its application form asks for a $150 non-refundable check. Ask the manager for the current fee when you submit the approval package.

What a Closing Calendar Looks Like

A Toscana contract should carry the association’s approval window under Article 13, the 20-day application lead time on the association’s form, the buyer’s seven-day cancellation window after the resale package arrives under Section 718.503, the flood disclosure at or before the time the contract is executed under Section 689.302, and a recording date that falls on the right side of any October 1 assessment step.

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

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

If you own at Toscana at Bay Colony and are thinking about a sale, you are selling into a tower that closed 6 sales in 24 months at a $3,400,000 median, to a buyer who will read the milestone record, flood map, reserve study and Declaration first, through an association approval that runs on a 15-day clock.

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

Toscana is a building where the floor, the view and the condition of the individual residence decide the price, because the same tower sold residences between $1,825,000 and $3,905,000 in 24 months. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Toscana listing along with the document file a Toscana buyer’s lender, insurer and attorney ask for in week one.

Honors and recognition:

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

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

What Toscana Residences Sold For

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

• Closings, last 12 months (MLS): 3, a small sample, median $3,400,000, from $1,825,000 to $3,895,000, with volume of $9,120,000.
• Closings, last 24 months (MLS): 6, median $3,400,000, the mean of the middle pair $3,400,000 and $3,400,000, from $1,825,000 to $3,905,000, with volume of $18,687,500.
• Closings, last 60 months (MLS): 12, median $3,487,500, with volume of $39,962,500.
• Days on market and sale-to-list: a median of 76 days and 94.6 percent over 24 months (n=6); 132 days and 94.6 percent over 12 months (n=3, small sample).
• Today: no active and no pending Toscana listing on October 7, 2026.

Selling Into a Thin Market

Toscana has 65 parcels, and three sales in 12 months means a buyer compares your residence with one or two others and with the last few closings. The 60-month file shows the price depends on the individual residence: two 2,800 square foot residences closed at $3,400,000 and $1,825,000 six months apart in 2025. We price a Toscana residence against the closings of the same size, adjusted for condition, floor and view, and we set the list price to win the first 60 days, because the three sales that took more than 130 days closed at 94.6, 94.5 and 84.9 percent of final list.

The Documents a Toscana Buyer Will Ask For

• The statutory package: the Declaration, Articles, Bylaws and Rules, the most recent annual financial statement and budget, the frequently asked questions sheet, and the milestone inspection summary and structural integrity reserve study. The buyer’s seven-day cancellation window under Section 718.503 starts when the buyer receives it.
• The estoppel certificates: the condominium’s, requested in writing from the building manager, and the Foundation’s at $250, plus $100 to expedite.
• The association approval: the Article 13 notice and the purchase application with its $150 check.
• The residence’s own approvals: the manager’s or Board’s approval of any hard flooring under Article 6.3.3, and any Board consent for an alteration under Article 6.5.
• Flood and insurance: the current insurance certificate, the flood policy declarations and any elevation certificate for the building.

The Association Approval and the 15-Day Clock

Every Toscana sale needs the association’s prior written approval under Article 13, and the association has 15 days after it holds all the information to approve, disapprove for cause, furnish an alternate purchaser or buy the residence itself. File the package in the first days of the contract, give the buyer’s agent the timeline in writing, and write a closing date that sits at least 20 days out.

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

Start with a free Toscana at Bay Colony home valuation. It takes about a minute, and Jesse follows up with the Toscana closings that fit your residence: the same size, the same view and the same condition. An automated estimate cannot tell one 2,800 square foot residence from another when recorded sales of the same size span $2,100,000. We price to the difference, and a dedicated Toscana at Bay Colony seller page is planned for owners who want the full plan in one place.

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

Is now a good time to sell a Toscana condo?

For a residence priced to its size’s recent closings, the data is favorable to a seller who is first to market: there is no active Toscana listing, and three sales in 12 months is a small sample. We would list a Toscana residence with a price that matches the last 24 months’ closings of the same size, not with an aspirational number.

How do I price my Toscana residence?

Against the closings of the same size. The MLS shows 2,800 square foot residences at $1,825,000 to $3,925,000 and 2,520 square foot residences at $2,262,500 to $3,905,000, so the size group matters less than the individual residence.

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

Yes. Article 13 of the Declaration requires the association’s prior written approval of every sale, and a sale made without it is void unless the association later approves it (Article 13.4). Give the association the complete package at the start of the contract.

What will a Toscana buyer ask about first?

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

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

Yes, subject to the lease. A Toscana lease runs three months to one year under the Declaration and Rules, and the buyer must be approved like any other buyer. Tell the buyer’s agent the lease terms at the first showing.

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

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

Your Local Real Estate Experts

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

McGreevy and Comisar are the Domain Realty team behind this Toscana guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Pelican Bay and Bay Colony market that Toscana 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 Toscana page the credential that matters more is narrower than any award: in the last 12 months we tracked every Toscana closing in the Southwest Florida MLS against the county’s recorded-sales file before this guide was written, and we read the association’s recorded documents in full.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Toscana realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

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

★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review

★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Raoul Grossi, verified Google review

★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Madelena Urban, verified Google review

Contact McGreevy and Comisar

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

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

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

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

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

Frequently Asked Questions: Toscana Buyer Edition

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

What is Toscana at Bay Colony?

Toscana is a high-rise condominium of 65 residences, four of them penthouses, inside Bay Colony, the gated enclave of Pelican Bay in Naples. The Declaration was recorded on March 25, 1999, and the Bay Colony Community Association describes the building as atop one of the highest points in Bay Colony.

Where is Toscana, and what is its address?

The building is at 8960 Bay Colony Dr, Naples, FL 34108. Collier County’s tax roll files it as “TOSCANA AT BAY COLONY A CONDOMINIUM,” so a roll search for the street address or for Toscana finds it.

Is Toscana the same as any other building named Toscana?

No. Toscana at Bay Colony is its own condominium with its own Declaration and its own Florida corporation, Toscana at Bay Colony Condominium Association, Inc. A Florida corporate search for the name also lists unrelated Toscana associations in other communities.

How many residences does Toscana have?

The Declaration describes 65 residences, with one vote each, and the 2026 county roll lists 65 residential parcels. Four are penthouses, and the other 61 are of two typical plan groups.

When was Toscana built?

The Declaration of Condominium was recorded on March 25, 1999 and the roll lists 1999 as the year built. Collier County’s milestone list shows a certificate of occupancy date of March 24, 1999, which is the date the milestone statute counts from.

How many floors does Toscana have?

The recorded Declaration does not state a story count. The association’s 2022 letter and its reserve study say 19 stories, the county’s address numbering reaches level 19 for a penthouse, and a 2024 wind mitigation form says 20. We quote each source and make no claim that one is the recorded answer.

What floor plans does Toscana have?

Exhibit F of the Declaration lists four types: 31 residences of type 01 or 04, 30 of type 02 or 03, two penthouses of type 01 or 04 and two of type 02. The MLS shows the typical plans at 2,520 and 2,800 square feet, all with three bedrooms and three baths.

How big are the residences?

The county roll shows 2,520 to 5,043 square feet of heated area with a median of 2,800. Exhibit F’s unit fractions of 2,807 and 2,523 for the typical plans and 4,985 and 5,043 for the penthouses are consistent with that range.

Is Toscana on the Gulf?

No. Toscana faces preserve and bay: the Bay Colony Community Association describes views of Upper Clam Bay and beyond it, to the southeast, the Gulf. Buyers who want a Gulf-front address should compare Biltmore at Bay Colony or Carlysle at Bay Colony.

Is Toscana in a flood zone?

FEMA’s map, effective February 8, 2024, shows Zone AE at a base flood elevation of 9 feet at the county’s residence point and Zone AE at 10 feet at the cabana points, with the county’s separate building point in shaded Zone X. An elevation certificate for the specific structure is the document an insurer uses.

Do Toscana owners have to carry flood insurance?

The association carries a flood policy on the entire building, building coverage of $16,250,000 and a total annual payment of $27,798 for March 22, 2026 to March 22, 2027. The Declaration we read does not require an owner to carry flood insurance, and a lender may. Ask a flood insurance agent about contents coverage for the specific residence.

What does the association’s master insurance policy cover?

The association insures the building at replacement cost, windstorm included, and carries liability, automobile, workers’ compensation, fidelity and directors and officers coverage, and it pays the policy deductibles (Article 10.5.3). The building excludes floor, wall and ceiling coverings, fixtures, appliances, air conditioning, water heaters and cabinets, so an owner insures those.

Has Toscana completed its milestone inspection?

Yes. TRC Worldwide Engineering performed the Phase 1 inspection on September 13, 2024, found no substantial structural deterioration and no unsafe conditions, and reported that a Phase 2 inspection is not required. Collier County lists the cycle complete, with the next inspection in 2034.

Has Toscana completed its structural integrity reserve study?

Yes. SOCOTEC Consulting dated the study December 19, 2024, scheduled 13 elements with a current cost of $7,880,000, and recommended a fixed annual contribution of $525,000 starting in 2025. The 2026 budget carries it inside an $890,000 reserve contribution.

What are the condominium fees at Toscana?

The 2026 approved budget puts the combined annual assessment, with the Foundation assessment inside it, at $47,055 for a type 01 or 04, $42,625 for a type 02 or 03, $81,081 for a penthouse 01 or 04 and $81,936 for a penthouse 02. The cabana is extra at $3,757.14 a year.

Why do the budget and the Q&A sheet show different fees for the same residence?

For a type 01 or 04 the 2026 frequently asked questions sheet shows $45,724 a year and the approved budget shows $47,055, a difference of $1,331 that the documents do not explain. The other three types match within a dollar. Ask the manager for the figure that applies to the residence.

What does the Bay Colony Community Association charge?

Toscana’s 2026 sheet lists $9,908 a year, not included in the Toscana assessment, with Beach Club and Tennis membership fees inside it, and a $10,000 transfer fee on a sale. Ask the Bay Colony Community Association for the current schedule.

What does the Pelican Bay Foundation charge?

The Foundation’s FY2027 assessment is $3,435 per unit ($2,180 operating, $497 replacement reserve and $758 bulk media), against the $3,295 in Toscana’s 2026 budget, collected with the quarterly condominium assessment. It includes basic cable television and internet.

Is there a capital assessment when I buy?

Yes. The Foundation’s resale capital assessment is $15,000, paid by the buyer, for deeds recorded on or after October 1, 2026, and it rises 3.5 percent each October 1 from 2027. Toscana’s own 2026 sheet still shows the old $10,000 figure.

What is the Pelican Bay Services Division assessment?

Collier County’s page for the Pelican Bay Services Division publishes the FY 2027 assessment as $789.07 for operations and maintenance plus $460.93 for capital and projects, $1,250.00 in all. Read the tax bill for how it applies to a residence.

Does the association approve buyers at Toscana?

Yes. Article 13 requires the association’s prior written approval of every sale, with the buyer’s application, a signed contract and a check, and the approval is recorded with the deed. The Pelican Bay Foundation does not approve the sale.

How long does the approval take?

The owner gives notice not later than 15 days before the transfer, and the association has 15 days after it has all the information to approve, disapprove for cause, furnish an alternate purchaser or buy the residence itself. Silence is deemed approval, and the association’s form asks for 20 days.

Can I rent out a Toscana condo?

Yes, within limits. A lease needs the association’s prior approval, a three-month minimum and no more than one lease a calendar year, and the Foundation separately caps leases at two a year. Tenants and guests may not have pets.

Can I use a Toscana condo as a vacation rental?

No. The three-month minimum and one-lease limit bar short-term and transient rentals, and Article 13 states the purpose of a quiet, non-transient, single-family-oriented atmosphere.

Are pets allowed at Toscana?

Owners may keep one dog of no more than 15 inches at the withers at maturity, or two cats, plus no more than two birds and tropical fish. No pets are allowed in the pool area, and the Board may make exceptions in individual cases.

Is Toscana a 55+ community?

No. We found no age restriction and no housing-for-older-persons clause in the Declaration, Articles, Bylaws or Rules. The Rules limit a residence to six permanent occupants and eight overnight including guests.

What parking does Toscana have?

Each residence has the exclusive use of two assigned garage spaces, and no more than two vehicles may be parked in the garage. There is a common electric vehicle charger in garage space #16, and an owner who wants a charger at the residence’s own space signs an agreement with the association.

Are there cabanas at Toscana?

Yes. Cabanas are limited common elements assigned to residences, one per residence or two adjoining, and the 2026 budget divides cabana costs across seven cabanas. They cannot be used for overnight sleeping.

What amenities does Toscana have?

The association describes private elevators to the front doors, a large pool suitable for lap swimming, a fitness spa with a sauna, a garden, complimentary Wi-Fi in common areas, original art and 24-hour security guards with a concierge. Bay Colony and the Foundation add the Beach Club, tennis and community amenities.

Does Toscana have guest suites?

Yes, three, one of them an apartment with a full kitchen and a washer and dryer. The 2022 Rules allow owners to book them while the host is in residence, for up to seven days, at $125 per day in season and $100 otherwise for a suite and $150 and $125 for the apartment, plus a linen fee.

Is there a Beach Club?

Yes. Article 28 of the Declaration makes Bay Colony Beach Club membership mandatory, and the Bay Colony Community Association describes a Beach Club with a Chickee Bar, a Beach Club Bar, Sunset Terrace and a Main Dining Room.

Is there golf at Toscana?

No golf course comes with a Toscana address. Owners may pursue Golf Club membership separately, and the Beach Club and Tennis Club memberships are the mandatory ones.

Can I renovate a Toscana residence?

Yes, between April 16 and October 31, Monday through Friday from 8 a.m. to 4 p.m. The Rules bar construction projects from November 1 through April 15, require a Construction Project Application before demolition, and require all work to be finished by October 31.

Can I install hard floors at Toscana?

Yes, with approval. Wall-to-wall carpet is the default except in kitchens, baths and laundry areas, and a hard surface needs a sound underlayment equal to or better than one-quarter inch cork and the written approval of the Board or manager. The slab must be x-rayed before any penetration.

How long can I cancel after I receive the documents?

Section 718.503 gives a buyer of a resale condominium residence seven days, excluding Saturdays, Sundays and legal holidays, to cancel after receiving the required documents. Read the budget, the reserve study and the milestone summary before that window closes.

Which schools serve Toscana?

Collier County Public Schools’ address lookup assigns 8960 Bay Colony Dr to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for 2026-2027. Confirm with the district, because assignments can change.

What have Toscana condos sold for?

The MLS shows 12 closings in the last 60 months at a median of $3,487,500, from $1,825,000 to $3,925,000. The last 12 months show 3 closings at a median of $3,400,000, a small sample.

Is a Toscana residence for sale now?

Not on October 7, 2026: the MLS showed no active and no pending Toscana listing. The closest alternative that day was Salerno at Bay Colony, which had one active listing.

Who pays the owner’s title policy?

In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the contract controls both. The seller customarily pays the documentary stamp tax on the deed.

How does Toscana compare to Salerno?

Over 60 months Toscana’s median is $3,487,500 on 12 closings against Salerno’s $2,900,000 on 11, and Toscana’s median days on market is 18 against 38. Salerno’s sellers kept a higher share of final list price, 96.9 percent against 94.6.

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

Ask for the Declaration, Articles, Bylaws and current Rules, the 2026 budget, the frequently asked questions sheet, the latest financial statement, the milestone summary, the structural integrity reserve study, the flood and master insurance declarations, the elevation certificate and the estoppel certificates.

Who should I call about buying at Toscana?

Call Marc Comisar at (239) 287-5873, or read how we represent buyers in Southwest Florida first. We will read the documents with you before you tour.

Frequently Asked Questions: Toscana Seller Edition

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

How much is my Toscana condo worth?

The last 24 months of MLS closings ran from $1,825,000 to $3,905,000 at a $3,400,000 median (n=6), and your size, floor, view and condition place you inside that range. A free Toscana home valuation starts the conversation, or call Jesse direct at (239) 898-6072.

How long does a Toscana condo take to sell?

The 24-month median is 76 days on market (n=6), and the 12-month median is 132 days (n=3, a small sample). Over five years, eight of the 11 marketed sales closed in 45 days or fewer, while three took 132, 359 and 572 days, so price decides the timeline.

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

The median is 94.6 percent over both 12 months (n=3, a small sample) and 24 months (n=6), so at the median a seller received about 94.6 cents of each final list dollar. Two June 2022 sales closed at or above final list, at 100.8 and 109.2 percent.

How many Toscana residences are for sale now?

On October 7, 2026 the MLS showed no active and no pending Toscana listing. A seller who lists is the only Toscana residence on the market, and the closest alternative that day was Salerno at Bay Colony with one active listing.

Does having no competing listing mean I can ask any price?

No. A buyer compares your residence with the last few Toscana closings and with Salerno, not with an empty shelf. The 60-month median is $1,313 per square foot (n=12), and two 2,800 square foot residences closed at $3,400,000 and $1,825,000 six months apart in 2025.

Should I price against Salerno?

Look at the same-size sales in both towers. Over 60 months Toscana’s median is $3,487,500 on 12 closings and Salerno at Bay Colony’s is $2,900,000 on 11, but each tower’s price depends on the individual residence, and Salerno’s current ask is a 5,285 square foot residence that Toscana does not match in size.

How do asking prices compare with sold prices?

Toscana has no active asking price to compare today. The three sales that took more than 130 days closed at 94.6, 94.5 and 84.9 percent of final list, and the eight that closed within 45 days went at a median 96.0 percent, so asking above the recent range costs time and usually money.

What do Toscana buyers ask about first?

The milestone record, the flood zone, the insurance certificate, the fee stack and the approval timeline. Have the resale package, the estoppel certificates and the application ready before the first showing, and give the buyer’s agent the association’s timeline in writing.

Does the association have to approve my buyer?

Yes. Article 13 requires the association’s prior written approval of every sale, gift and other transfer, and a transfer made without it is void unless the association later approves it (Article 13.4). Give the association the complete package at the start of the contract.

How long does the association take to approve a buyer?

Article 13.2.1 asks for notice at least 15 days before the transfer, and the association has 15 days after it holds the information to act. The association’s own application form asks for 20 days, so write a closing date at least 20 days after the package goes in.

Can the association refuse my buyer?

Only for reasons rationally related to protecting, preserving and operating the condominium (Article 13.2.2). If it disapproves for cause the sale does not go forward, and otherwise it may furnish an alternate purchaser or buy the residence itself on the same terms, closing within 60 days.

What does the buyer’s application cost?

The Declaration caps the transfer fee at $100 under Article 13.2.1, while the association’s posted application form asks for a $150 non-refundable check. We cannot tell from the documents which figure applies, so ask the manager in writing before you file.

What does a Toscana estoppel certificate cost?

Section 718.116(8) caps the condominium’s fee at $250, plus $100 to expedite and $150 if delinquent amounts are owed, and under the Florida DBPR adjusted caps they are $299, $119 and $179. Toscana’s own fee is not published, so request it in writing from the manager.

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

In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, so we do not list the owner’s title policy as a seller cost. The contract controls, and we read it with you.

What do I pay in documentary stamps when I sell?

Section 201.02 sets the deed tax at $0.70 per $100, rounded up, and the seller customarily pays it in Collier County. At the 24-month median of $3,400,000 (n=6) it is $23,800, and at the 60-month median of $3,487,500 (n=12) it is $24,412.50.

What other costs come out of a Toscana sale?

Beyond documentary stamps, expect the condominium’s estoppel certificate, the Foundation’s $250 estoppel (plus $100 to expedite), a $500 Foundation fee if resident ID cards are not returned, any payoff and prorations, and a commission negotiated in the listing agreement. The contract controls who pays each item.

Who pays the Bay Colony $10,000 transfer fee?

Toscana’s 2026 Q&A sheet lists a $10,000 Bay Colony transfer fee on a sale but does not say which party pays it. We could not source the allocation, so the contract controls and we read it with you before you sign.

Does the date my deed records matter?

Yes. The Foundation applies the $15,000 resale capital assessment by deed recording date, and it rises 3.5 percent each October 1 from 2027, to $15,525 on October 1, 2027. A transfer that qualifies for an exemption, such as a gift or inheritance, carries a $1,000 processing fee on the 2026-2027 form.

What Foundation ID cards do I have to return?

The Foundation’s 2026-2027 estoppel form lists a $500 seller fee if the residence’s ID cards are not returned. Collect the cards from household members and tenants before closing and return them as the Foundation’s form directs.

Can I sell to a trust or an LLC?

Article 13.1 reaches every sale, gift or other transfer, so a trust or entity buyer files the same application. We did not find a separate entity rule in the sections we read, so ask the manager what the association wants, and note that Article 13.1.3 bars buyers who intend to split occupancy among unrelated people.

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

A gift needs the association’s approval under Article 13.1, and Article 13.1.1 makes an heir’s or devisee’s continued ownership subject to approval as well. The Foundation’s Bylaws Section 7.04 exempts gifts and inheritances from the resale capital assessment, with a $1,000 processing fee.

Does my garage space sell with the residence?

The Declaration assigns two garage spaces to each residence for its exclusive use, and cabanas are limited common elements assigned to residences. Confirm in the resale package which spaces and which cabana go with yours before you list.

Should I redo my floors before I list?

Not without approval. Hard flooring needs the association’s approval under Article 6.3.3, and a buyer will ask for it. Renovation work is allowed only from April 16 through October 31, so a project that misses that window waits for the next season.

Does the milestone inspection affect my sale?

It is part of what a buyer reads. Collier County lists Toscana’s milestone cycle as completed with the next inspection year 2034, and TRC’s Phase 1 summary found no unsafe conditions and no need for Phase 2. The full report belongs in the resale package.

Will a buyer ask for the structural integrity reserve study?

Yes. Section 718.112(2)(g) requires the study for buildings of three or more stories, and Section 718.503 puts it in the resale package. The association has published its 2025 study, and a buyer will read it next to the 2026 budget.

How long does the buyer have to cancel?

Seven days, excluding weekends and holidays, after the buyer receives the required documents under Section 718.503. Order the resale package the day the contract is signed so the clock starts early.

What flood disclosure do I owe?

Section 689.302 requires a flood disclosure at or before the time the sales contract is executed. FEMA’s 2024 map places Toscana’s residence point in Zone AE at 9 feet and the county’s building point in shaded Zone X, so a buyer’s insurer will want an elevation certificate for the structure.

Does the preliminary FEMA map affect my sale?

Possibly. Collier County’s August 19, 2026 release starts a 90-day appeal period on a preliminary map with a target effective date of summer 2027, which could change. We have not compared Toscana’s coordinates against it and make no claim about a new zone.

Do I need an elevation certificate?

The Declaration we read does not require one, but a buyer’s insurer may ask. Because FEMA’s points at Toscana fall in different zones, an elevation certificate from a surveyor is the document that settles the question, and ordering one early can save a closing delay.

When is the best time of year to list?

Of the 12 Toscana sales in five years, 11 closed between February and June, so list early enough to be under contract in the winter season. Heavy renovation is allowed only from April 16 through October 31, which makes summer the time to finish work.

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

Yes, subject to the lease, and the buyer must be approved like any other buyer. A Toscana lease runs at least three months and one lease a calendar year is allowed, so tell the buyer’s agent the lease terms at the first showing.

How many Toscana homes have you sold?

Our MLS pull does not report the listing office on each sale, so we do not state a McGreevy and Comisar Toscana sales count. What we can document is the record: 12 closings in five years, the Declaration and the county’s files, all read for this guide.

What does McGreevy and Comisar do differently for Toscana sellers?

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

Can you help me with the association approval package?

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

How do I get started selling my Toscana residence?

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

Who do I call to sell my Toscana condo?

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

Sources and Authoritative References

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

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

The Association’s Public Documents, Toscana at Bay Colony Condominium Association

1. Toscana at Bay Colony, association home page
2. Frequently asked questions sheet, 2026
3. Frequently asked questions sheet, 2025
4. Approved budget, 2026
5. Approved budget, 2025
6. Budget by unit type, 2025
7. Structural integrity reserve study, 2025
8. Milestone inspection Phase 1 summary, 2024
9. Hurricane plan, 2026
10. National Flood Insurance Program declarations, 2026
11. Wind mitigation inspection form, 2024
12. Original condominium documents (1999)
13. Declaration of Condominium (association copy)
14. Articles of Incorporation (association copy)
15. Bylaws (association copy)
16. Rules and Regulations restated March 3, 2022 (first posted copy)
17. Rules and Regulations restated March 3, 2022 (2025 upload)
18. Contractor rules packet, 2024
19. Purchase and lease application, 2025
20. Purchase and lease application, 2021
21. Certificate of Amendment on leasing (December 1999)
22. Certificate of Amendment on pets (2003)
23. Smoking amendment (2021)
24. Leak detection letter (WaterCop), 2015
25. Fire sprinkler letter (August 29, 2022)
26. Fire alarm certificate, 2022
27. Fire monitoring certificate, 2025
28. Year-end financial statements, 2024 (part one)
29. Year-end financial statements, 2024 (part two)
30. Financial statements, 2023
31. Electronic statements notice

The Community Association Page, Bay Colony Community Association

32. Bay Colony Community Association, Toscana page
33. Bay Colony Community Association, About Us
34. Bay Colony Community Association, Beach Club
35. Bay Colony Community Association, Tennis Club

Recorded Instruments, Collier County Clerk of Courts, Official Records

36. Collier County Clerk, official records public access portal
37. Declaration of Restrictions for Bay Colony (October 3, 1997, OR 2352, Page 325)
38. Declaration of Condominium, Toscana at Bay Colony (recorded March 25, 1999, OR 2527, Page 2048)
39. Surveyor’s certificate and exhibits (April 19, 1999, OR 2536, Page 1909)
40. Plat and exhibit (April 19, 1999, OR 2536, Page 1922)
41. Certificate of Amendment on leasing (December 29, 1999, OR 2625, Page 2179)
42. Amendment on guest suite fees (December 19, 2000, OR 2756, Page 307)
43. Amendment on pets (March 18, 2003, OR 3242, Page 3428)
44. Restated Exhibit D rules (April 23, 2014, OR 5029, Page 2813)
45. Restated Exhibit D rules (June 18, 2015, OR 5164, Page 3561)
46. Smoking rule (May 25, 2021, OR 5953, Page 2993)
47. Restated Rules (May 6, 2022, OR 6122, Page 524)
48. Order in Slide Insurance Company v. Guest Services Hospitality Inc. and the association (June 28, 2024, OR 6375, Page 1005)

Pelican Bay Foundation

49. Pelican Bay Foundation
50. Pelican Bay Foundation, information for realtors
51. Pelican Bay Foundation, estoppel certificate form, fiscal year 2026-2027
52. Pelican Bay Foundation, Realtor Community Overview
53. Pelican Bay Foundation, Rules and Regulations (December 12, 2024)
54. Pelican Bay Foundation, Second Amended and Restated Declaration
55. Pelican Bay Foundation, Declaration amendment on leasing (May 28, 2019)
56. Pelican Bay Foundation, Amended and Restated Bylaws
57. Pelican Bay Foundation, FY2027 Approved Budget Package
58. Pelican Bay Foundation, Lease Application Packet 2027

State of Florida Agencies

59. Florida Division of Corporations, Toscana at Bay Colony Condominium Association, Inc., document N97000003174
60. Florida Division of Corporations, Sunbiz
61. Florida Department of Business and Professional Regulation, condominiums, timeshares and mobile homes
62. Florida Department of Business and Professional Regulation, condominium documents
63. Florida Department of Business and Professional Regulation, SIRS reporting
64. Florida Department of Business and Professional Regulation, condominium information and resources
65. Florida Real Estate Commission, Department of Business and Professional Regulation
66. Florida Division of Emergency Management, Know Your Zone
67. Florida Department of Environmental Protection, coastal construction control line program
68. Florida Department of Environmental Protection, beaches, inlets and ports
69. Florida Department of Revenue, documentary stamp tax
70. Florida Office of Insurance Regulation, homeowners insurance
71. Florida Senate, Florida Statutes
72. Florida Senate bill summary, CS/CS/HB 913 (2025), condominium and cooperative associations

Florida Statutes, 2026, Florida Senate

73. Section 553.899, mandatory structural inspections for condominium and cooperative buildings
74. Section 718.103, condominium definitions
75. Section 718.104, creation of condominiums
76. Section 718.110, amendment of the declaration
77. Section 718.111, the association, including official records and insurance
78. Section 718.112, bylaws, including the structural integrity reserve study
79. Section 718.113, maintenance and improvements
80. Section 718.115, common expenses and common surplus
81. Section 718.116, assessments and estoppel certificates
82. Section 718.117, termination of condominium
83. Section 718.303, obligations of owners and fines
84. Section 718.503, disclosure prior to sale
85. Section 689.302, flood disclosure to a purchaser
86. Section 689.261, property tax disclosure summary
87. Section 201.02, tax on deeds and other instruments relating to real property
88. Section 161.053, coastal construction and excavation
89. Section 197.3632, non-ad valorem assessments
90. Section 760.29, Florida Fair Housing Act, discrimination in the sale or rental of housing
91. Section 718.1255, alternative dispute resolution
92. Section 720.303, homeowners’ association powers and official records

Collier County Government

93. Collier County, Milestone Inspections
94. Collier County, milestone buildings by year and reference number (January 2026)
95. Collier County, three-mile saltwater boundary map for milestone inspections
96. Collier County Milestone Map feature service, milestone buildings layer
97. Collier County site address points feature service
98. Collier County Growth Management public permitting portal
99. Collier County, Floodplain Management
100. Collier County, Pelican Bay Services Division
101. Collier County news release, proposed Flood Insurance Rate Map reflects changes to local flood risk (August 19, 2026)
102. Collier County, Vanderbilt Beach Road Widening Project construction starting (July 2026)
103. Collier County Clerk of the Circuit Court and Comptroller, official records

Collier County Public Schools

104. Collier County Public Schools
105. Collier County Public Schools, attendance boundaries
106. Collier County Public Schools, 2026-2027 student start and dismissal times
107. Collier County Public Schools, school zone tool
108. Collier County Public Schools, address lookup service queried for 8960 Bay Colony Dr
109. Collier County Public Schools, 2024-2025 school and district grades
110. Sea Gate Elementary School
111. Pine Ridge Middle School
112. Barron Collier High School

Federal Agencies and Open Mapping Data

113. FEMA Flood Map Service Center
114. FEMA National Flood Hazard Layer, map service
115. FEMA, base flood elevation glossary entry
116. FEMA, flood zones
117. FloodSmart, National Flood Insurance Program
118. FloodSmart, flood insurance cost
119. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (AL092022)
120. National Hurricane Center, hurricane preparedness
121. U.S. Department of Housing and Urban Development, Fair Housing Act overview
122. U.S. Census Bureau geocoder
123. OpenStreetMap Nominatim geocoder
124. Open Source Routing Machine, route service

Downloadable Documents

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

Market data from Southwest Florida MLS, pulled October 2026.

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