Bay Colony - Trieste

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

Trieste is a high-rise condominium neighborhood inside Bay Colony, the gated enclave of Pelican Bay in Naples, Florida. It is the tower at 8787 Bay Colony Dr, ZIP 34108, the newest of the Bay Colony condominium towers, completed in 2002, and Collier County’s tax roll files it as “Trieste at Bay Colony A Condominium.” It is not Trieste at Boca Raton, Trieste at Pelican Preserve or Trieste at Vasari Village, three other Florida associations that share the Trieste name in the state’s corporate registry.

McGreevy and Comisar are the team Trieste sellers call when they want the building’s real record, and the team its buyers call before they tour. The record is specific. Trieste has 104 residential condominium parcels on the 2026 county roll, 105 residences on the Pelican Bay Foundation’s community map and 106 units in the association’s own description. It has had 12 Southwest Florida MLS closings in 60 months at a $4,963,812 median, only one of them in the last 12 months, and it is the only Bay Colony condominium building whose first county milestone inspection is still ahead of it, due in 2027.

This page goes deeper on Trieste than any other source we know of. It is built from the association’s own website, the Bay Colony Community Association’s page for the building, the Pelican Bay Foundation’s 2026-2027 estoppel form and recorded documents, Collier County’s milestone map and address file, FEMA’s flood map queried at Trieste’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. Trieste does not publish its declaration, rules, budget or fee schedule on its public website, so every place this page cannot read a Trieste document, it says so and tells you which document governs.

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

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

McGreevy and Comisar are the best realtor for Trieste 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 Trieste read built from the building’s county records, the Foundation’s own forms and five years of MLS closings.

If you’re searching for the best realtor for Trieste at Bay Colony in Bay Colony, Naples, whether you’re ready to sell your Trieste 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 Trieste for a specific reason. The building has 104 parcels, but only 12 changed hands through the MLS in five years, and the prices span a wide range: the 60-month file runs from $2,350,000 in December 2021 to $7,300,000 in January 2025, a spread of $4,950,000 inside one tower. Trieste also has four size groups on the county roll, a first milestone inspection that Collier County lists as open and not yet due, and a set of association documents that its public website does not post. 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 Trieste track record (last 12 months): In the last 12 months Trieste has seen 1 resale in the Southwest Florida MLS (pulled October 7, 2026, covering closings from October 8, 2025 to October 7, 2026), at a sold price of $4,300,000, which is also the median of a one-sale window. The highest-priced Trieste sale in the window was $4,300,000 and the sale-to-list ratio was 87.8 percent (1 closing). One is a very small sample, so the first window with ten or more closings is 60 months: 12 closings at a $4,963,812 median, the mean of the middle pair $4,550,000 and $5,377,625. In the last 12 months we tracked every Trieste MLS closing alongside the county’s recorded-sales file, and the two records differ by one sale in each of 2022, 2023 and 2024, 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 Trieste 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 Trieste home? Get a free home valuation OR call Jesse direct at (239) 898-6072.

Buying a home in Trieste? 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 Trieste at Bay Colony?

Living at Trieste at Bay Colony means a 2002 high-rise of 19 stories in the gated Bay Colony enclave, with a staffed lobby, an underground garage that opens by private elevator into the residence, a pool and spa, an air-conditioned pool pavilion, a fitness center and a movie theater, and views the association describes as Gulf, preserve and bay.

The tower stands next to the Ritz-Carlton, as its own website puts it. That website calls the building the newest high-rise addition to Bay Colony, developed by WCI Communities in 2002, and the Bay Colony Community Association’s page for the building calls it Bay Colony’s newest luxury tower, 19 stories with 105 residences. Collier County’s address file agrees with the shape: one building point, 111 unit points and 6 cabana points at 8787 Bay Colony Dr.

A Residence Day at Trieste

A typical Trieste day starts in the underground garage, which the association says has automatic gated entry within Bay Colony and a private elevator that opens directly into each home. From there it runs through the lobby level, where the association lists a 24-hour concierge and security desk, a resident manager, two guest suites, a library and a conference room, and out to the pool terrace, where the association lists a lap section, a spa, privately owned cabanas and an air-conditioned pavilion with a bar, a grill and a fireplace. The Bay Colony Beach Club, which the association describes as a short walk away, supplies the Gulf side of the day.

Who Trieste Suits

Trieste suits a buyer who wants a newer Bay Colony tower with a large floor plate: the 2026 roll shows living areas from 3,415 to 9,720 square feet, and 100 of the 104 parcels are between 3,415 and 4,860. It suits a buyer who wants a tower with enough residences, over 100, that a single sale does not define the building, and one who values the garage-to-door private elevator. It suits a buyer who is comfortable reading the recorded documents, because Trieste’s public website does not post them.

Who Should Look at Another Tower

Trieste is not the right fit for a buyer who needs the beach at the front door. FEMA’s flood map puts the building in Zone AE with coastal Zone VE roughly 1,300 to 1,640 feet away, and the roster classes Trieste as a preserve and bay view tower, not a Gulf-front one. Buyers who want Gulf frontage should compare Carlysle at Bay Colony, the Gulf-front tower we set against Trieste below, or Contessa at Bay Colony. A buyer who wants a milestone inspection already behind the building should also look elsewhere in the row, because every other Bay Colony condominium building on the county’s map shows a completed cycle.

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

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

Trieste at Bay Colony closed 12 sales in the last 60 months in the Southwest Florida MLS at a $4,963,812 median, from $2,350,000 to $7,300,000, with $61,477,625 in total volume. The last 12 months show one closing at $4,300,000, and two residences were listed on October 7, 2026, at $4,500,000 and $4,700,000.

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

Trieste is a thin market by construction. It has 104 parcels on the county roll, and in a typical year fewer than five change hands through the MLS. A median built on one, four or five sales moves by hundreds of thousands of dollars when a single 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. None of the 12 sales is a post-closing data entry, so every closing counts in every figure, including days on market and sale-to-list.

The Last 60 Months, the First Window With Ten Closings

In the 60 months to October 7, 2026, the Southwest Florida MLS counts 12 Trieste closings at a median of $4,963,812 (n=12), the mean of the middle pair $4,550,000 and $5,377,625. The low was $2,350,000, the high was $7,300,000 and the total volume was $61,477,625, an average of $5,123,135 a sale. The median price per square foot was $1,326 (n=12), the median days on market was 18 (n=12) and the median sale-to-list ratio was 95.5 percent (n=12). In aggregate, buyers paid 95.0 percent of final list prices: $61,477,625 sold against $64,686,900 listed.

The speed is the surprise. Eight of the 12 sales closed within 30 days of listing, five of them within 7 days, and three closed at or above the final list price: April 2022, July 2022 and January 2024. The long tail is one listing that sat 369 days before it sold in February 2026.

The Last 12, 24 and 36 Months, All Small Samples

Every window shorter than 60 months at Trieste is a small sample, and the table lays them side by side so that none of them is read alone.

The 24-month median of $6,350,000 is the mean of the middle pair $6,200,000 and $6,500,000, and its median days on market of 74 comes from the middle pair of 65 and 84 days. The 60-month median is $1,386,188 below the 24-month median because the 60-month window includes the seven sales from December 2021 to April 2023, whose own median is $4,295,000, against $6,200,000 for the five sales since January 2024.

Every Trieste Closing in the Last 60 Months

Streets are named, never unit or house numbers. Prices are the Southwest Florida MLS closing prices; the one sale where the county deed differs is explained under the table.

The June 2022 row shows the MLS price of $5,377,625. The county’s recorded deed for that sale shows $5,377,700, which is $75 higher. When the deed and the MLS disagree, the deed governs; we keep the MLS figure in this table so that every row, the medians and the per-square-foot values come from one record, and using the deed figure would move the 60-month median to $4,963,850.

Three things stand out. First, the price moved in a step, not a slope: the three 4,160 square foot sales from April 2022 to February 2023 closed at $864 to $1,032 per square foot, and the four from April 2023 to January 2025 closed at $1,490 to $1,755. Second, closings come in bursts: four in the three months from late April to late July 2022, then a gap of nine months from April 2023 to January 2024 and another of thirteen months from January 2025 to February 2026. Third, the only 2026 closing is a 3,415 square foot residence, so it is not a like-for-like step down from the 4,160 square foot sales of 2025.

What the Same Size Sold For

Grouping the 12 sales by the living area the MLS reports shows how much a Trieste price depends on the individual residence. Every group is a small sample, and the 4,160 group is the only one with more than four sales.

The 4,160 square foot plan is the building’s most common size on the roll (37 of 104 parcels) and its most common size in the sales file (7 of 12). Two sales of that plan, February 2023 at $3,865,000 and April 2023 at $7,050,000, closed 56 days apart at prices that differ by $3,185,000, or 82 percent. The MLS does not say why. Floor, view and condition are the usual drivers, and a buyer or seller should treat the building median as a starting point, not a price.

The 3,415 square foot plan shows the same dispersion across time. A 3,415 square foot residence sold for $6,095,000 in January 2024 and another for $4,300,000 in February 2026, $1,795,000 or 29 percent lower, after 369 days on market and a 12.2 percent reduction from its final list price. These are two different residences, so the comparison shows the range of outcomes for the size, not a repricing of one home.

For Sale Now: Two Listings

On October 7, 2026 the MLS showed two active Trieste listings, both at the 4,160 square foot size with 4 bedrooms and 4 full and 1 half baths on Bay Colony Dr. One was listed at $4,700,000 with 6 days on the market and one at $4,500,000 with 90 days on the market, a median active list price of $4,600,000. Those asks work out to $1,130 and $1,082 per square foot, below every 4,160 square foot sale since April 2023 and $1,500,000 to $1,700,000 below the lowest one since November 2024 ($6,200,000).

Two listings against one closing in 12 months is 24.0 months of supply at the 12-month pace, but one closing is too small a base to treat as a pace. At the 24-month pace (4 closings) two listings are 12.0 months of supply, and at the 60-month pace (12 closings) they are 10.0 months. All three read as a buyer’s market by the usual rule of thumb, and all three rest on very few sales.

County Recorded Sales Since 2002

Collier County’s qualified recorded-sales file shows how the building has repriced since the first closings. The county counts 71 qualified sales in 2002, the year the tower opened, at a median of $2,200,000. The table carries every year through June 30, 2026.

Two features of the county record deserve attention. From 2003 to 2021 the annual median stayed between $1,936,500 and $3,300,000, then jumped to $4,295,000 in 2022, a 65 percent increase on the 2021 median of $2,600,000. And the 2025 median of $6,900,000 is 3.1 times the 2002 median of $2,200,000. The county file’s low count in 2017 (1 sale), 2024 (1 sale) and 2026 (1 sale) is a reminder of how few residences trade in a year.

How the MLS and the County Differ at Trieste

The county records the deed consideration and the MLS records the reported closing price, and they are different universes. The county’s qualified file holds 5 sales for 2022 against 4 MLS closings, 3 for 2023 against 2, 1 for 2024 against 2, 2 for 2025 against 2, and 1 for 2026 through June 30 against 1. The 2022 difference is a 3,415 square foot sale dated May 12 at $3,150,000 that the county qualifies and the MLS pull does not show. The 2023 difference is a 3,415 square foot sale dated March 28 at $4,000,000, also county-only. The 2024 difference runs the other way: the MLS shows a January 19, 2024 sale at $6,095,000 that the county dates January 16 and does not flag as qualified.

The county file also lists a $6,080,000 transfer dated May 1, 2026 on a 4,160 square foot residence that is not flagged as qualified and has no matching MLS closing. We do not count it as a market sale and we do not average it into any figure. We never average the county and the MLS, and we never compare county price per square foot with the MLS’s living-area price per square foot.

Our Read on the Trieste Market

Trieste is a market of individual residences, not a market of a median. The 12-sale file shows a building that repriced sharply between 2021 and 2025, traded quickly when residences were priced at the market (eight of 12 within 30 days), and has been quiet since January 2025: one closing since then, in February 2026, and two listings now asking $1,500,000 to $1,700,000 below the 2024 and 2025 sales of the same size. The 87.8 percent sale-to-list ratio of the February 2026 sale and its 369 days on market show what an aspirational first price costs. In the last 12 months we tracked one Trieste closing, and it closed 12.2 percent below its final list price after 369 days.

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

How Did Trieste at Bay Colony Come to Be?

Trieste at Bay Colony came to be in 2002: the association’s website says WCI Communities developed the tower that year, Collier County lists the certificate of occupancy as June 27, 2002, the county recorded 71 qualified sales in 2002, and the Trieste at Bay Colony Condominium Association, Inc. had been incorporated more than two years earlier, on April 3, 2000.

The Recorded Chain We Can Read

The Florida Division of Corporations shows Trieste at Bay Colony Condominium Association, Inc. as a Florida not-for-profit corporation, document N00000002190, filed April 3, 2000 and active. Its most recent filed event is an amended and restated set of articles dated March 31, 2016, its principal address has been 8787 Bay Colony Drive since March 28, 2018, and its 2026 annual report was filed on May 6, 2026. The association’s first annual report, filed in 2001, carried the developer’s Bonita Springs office as its principal place of business, which fits a building that was still under developer control while it was being built and sold.

The state record names a registered agent, which changed in April 2024, and officers, which change every year; this page names neither. The registry is a record of the corporation, not of the condominium. The recorded declaration, its amendments and the plat are in the Collier County Clerk’s official records, and we did not find them posted on any public site, so this page does not quote them.

The Build Sequence Along Bay Colony Drive

Trieste came last. The year built shown for the Bay Colony towers in our roster 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. Trieste is 10 years younger than Carlysle and 11 years younger than Contessa, and its own website describes it as one of 14 sub-communities in Bay Colony.

The Name Trap

Four records name the same building four ways. Collier County’s tax roll files it as “Trieste at Bay Colony A Condominium,” the county’s milestone list files it as “Trieste at Bay Colony, a Condo,” the MLS files it as “Trieste at Bay Colony,” and the Florida Division of Corporations files the association as “Trieste at Bay Colony Condominium Association, Inc.” All four are the same building at 8787 Bay Colony Dr. The state’s corporate registry also lists Trieste at Boca Raton Master Association, Trieste at Pelican Preserve Property Owners Association and Trieste at Vasari Village Association, none of which is this building. When a name search returns the wrong Trieste, search by the street address, 8787 Bay Colony Dr.

The Unit Count Trap

Four sources give four counts, and none is wrong on its own terms. The 2026 county roll lists 104 residential condominium parcels. The Pelican Bay Foundation’s community map and the Bay Colony Community Association both describe 105 residences. Trieste’s own website says 106 custom units. The county’s address file holds 111 unit-labeled points, because it labels the lobby-level floors and a pair of penthouse-labeled points too. This page uses 104 for anything computed from the roll, and says which count it is using each time. A buyer who needs the legal count should read the declaration’s schedule of units, which the county’s roll does not replace.

The Trieste Homes: Sizes, Floors and Stacks

Trieste’s 104 residential parcels on the 2026 county roll come in four standard living areas, 3,415, 4,075, 4,160 and 4,860 square feet, plus four oversized parcels of 6,830 to 9,720 square feet, in a 19-floor tower whose floors the county’s address file numbers 1 to 12 and 14 to 20, with six residences on most floors.

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

The Roll’s Size Groups

The Collier County Property Appraiser’s 2026 tax roll gives every Trieste parcel a heated (living) area. Grouping the 104 parcels by that figure shows the building’s real mix, and the last two columns show which sizes have traded in the Southwest Florida MLS over 60 months.

The roll’s median heated area is 4,160 square feet. The 4,860 square foot group has not traded through the MLS in five years, so we publish no price for it, and a buyer or seller of that size has to be priced from the 4,160 and 4,075 closings with an adjustment for the extra living area that only a comparison of the two plans can supply. All 104 parcels carry a 2002 year built on the roll.

The Association’s Own Plan Description

Trieste’s website describes six floor plans plus two penthouse plans, three- or four-bedroom tower suite residences, east- and west-facing balconies, a private elevator entry directly into the home from the garage, and living space of 3,875 to 5,822 square feet. That range does not match the county roll (3,415 to 9,720 square feet heated), the MLS (3,415 to 4,160 square feet in 12 sales) or the group sizes above. Marketing floor plans, county heated area and MLS living area are different measures. We publish all three and do not reconcile them; the plans attached to the recorded declaration govern.

Floors and Stacks From the County’s Address File

Collier County’s site address file holds 118 points at 8787 Bay Colony Dr: one building point, 111 unit points and six cabana points. The unit labels fall on floors 1 to 12 and 14 to 20. There is no unit labeled on a 13th floor.

Six residences on a typical floor, four on the top floor and two penthouse-labeled points on the 19th floor are the county’s labels, not a floor plan. The two lowest floors carry 2 and 9 points, which look like lobby-level or service labels more than residences, and we did not resolve them. Counting only floors 3 to 20, the file holds 100 residence-type points, against 104 parcels on the roll.

The 19-Floor Reconciliation

The Bay Colony Community Association and the Pelican Bay Foundation call Trieste a 19-story tower. Trieste’s own website calls it a 20-story building. The county’s labels explain both: the numbering runs 1 to 12 and 14 to 20, which is 19 labeled floors, and the top floor is numbered 20. Our roster uses 19 stories. A buyer asking a question about height or about the Florida Building Code’s three-story threshold gets the same answer either way, because 19 and 20 are both far above three habitable stories.

The Four Oversized Parcels

Four parcels on the roll carry heated areas of 6,830, 6,970, 7,835 and 9,720 square feet, one each. They are well above the largest standard group (4,860), and in our reading they are residences combined across more than one original residence. The roll does not say so. None has traded through the MLS in five years, none is in the closings table, and we publish no price for them. If you own one, the pricing question is a different one from the standard-plan question, and a valuation that treats it as a 4,860 square foot residence will be wrong.

Views and Orientation

Trieste’s website says most residences have Gulf, preserve or bay views, that balconies face east and west, that end residences can have north or south views, and that sunrises face east and sunsets face west. The Bay Colony Community Association’s page says the same in a sentence: extraordinary Gulf, bay and preserve views. Our roster classes the tower as preserve and bay view, and the FEMA result below puts the nearest coastal high-hazard Zone VE roughly 1,300 to 1,640 feet from the building. The honest summary is that the view depends on the floor and the stack, and a buyer should stand on the balcony of the residence in question at the hour that matters to them.

Parking, Storage and Cabanas

Trieste’s website describes an underground parking garage with automatic gated entry within Bay Colony, a private storage locker for each residence, service elevators and bicycle parking, and the Bay Colony Community Association’s page lists private garages. The county’s address file holds six cabana points, numbered one to six, and the association’s website calls the cabanas privately owned. How many parking spaces come with each residence, whether the cabanas convey with a residence or are owned separately, and what either costs are questions for the declaration and the resale package, not for a website.

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

Trieste at Bay Colony, the 2002 tower inside gated Bay Colony in Pelican Bay, has a $4,963,812 median across 12 closings in 60 months, one closing in the last 12 and two listings asking $4,500,000 and $4,700,000. If you own here, request a free Trieste 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 Trieste Residence?

A Trieste residence has a building amenity package and two layers above it. Trieste’s own association lists a two-story Grand Salon, a social room with a bar and catering kitchen, a pool with a lap section, a spa, an air-conditioned pool pavilion, a fitness center, a movie theater, a library, a conference room and two guest suites. Bay Colony and the Pelican Bay Foundation add the rest.

The Building’s Own Amenities

The association’s website describes the lobby-level amenities in detail. The Grand Salon is two stories tall with a hand-stenciled ceiling and a 20-foot window over a waterfall, with a grand piano, and the Bay Colony Community Association’s page describes the window as overlooking the fountain. The social room has card tables, a catering kitchen, a coffee lounge, a bar, a media center, a billiards area and an outdoor fire pit. Wireless internet runs through the lobby level, per the Bay Colony Community Association. The association also lists a library, a conference room with audiovisual equipment, and a movie theater with tiered seating.

The Pool Deck

The resort-style pool has a lap section and a whirlpool spa, and the association lists privately owned cabanas around it. A pool pavilion is air-conditioned and carries a bar, a kitchenette, a media center, a fireplace and a grill. The Bay Colony Community Association describes it as a popular destination for casual entertaining.

Fitness, Guest Suites and Services

The fitness center has men’s and ladies’ saunas, per the association. Two guest suites sit on the lobby level; we did not find their rates or booking rules published. The association lists a 24-hour concierge and security desk, a resident manager and BuildingLink owner access, and says the building is managed by Castle Group, Inc. The association also states that 24-hour concierge and security is not offered in most other Bay Colony buildings. That is the association’s comparison, not ours, and we did not verify it against the other towers.

The 2024 Common-Area Renovation, as the Association Reports It

Trieste’s website says owners invested several million dollars in the common areas, that the renovation was completed in early 2024 and that more than 11,000 square feet were transformed. We did not find the budget, the contractor or the permit record for that work, and the figure is the association’s. A buyer should ask for the board minutes and the budget that funded it, because how a renovation was paid for decides whether a future assessment is likely.

The Bay Colony Layer

Every Trieste owner is part of Bay Colony, whose staffed entrance Trieste’s website describes as manned around the clock. The Bay Colony Community Association’s Beach Club, as Trieste’s website describes it, has a heated Gulf-side pool, a sun deck, a chickee bar and fine dining, and the Bay Colony Tennis Club has six Har-Tru courts. Walking and bicycle paths with brick pavers run through the enclave. What the Beach Club costs, whether membership comes with the residence and how to use it as a guest are set by Bay Colony documents we did not find published, so ask for them. For the full community picture, read our Bay Colony guide.

The Pelican Bay Foundation Layer

Trieste is inside Pelican Bay, so the Foundation’s amenities sit above Bay Colony’s. The Foundation’s page for realtors describes almost three miles of beach along the community’s western boundary with two access locations, Marker 36 on the north beach and the Sandbar on the south, a tram system along the berms and boardwalks, 18 professionally maintained Har-Tru tennis courts, a shared racquet complex with Collier County that has 20 pickleball courts and 8 Har-Tru clay courts, a fitness center and wellness studio in the Community Center, and canoes and kayaks on Clam Bay. The Foundation describes Pelican Bay as 6,500 residences in 95 associations, and as a fiber-optic neighborhood with gigabit internet capability. The Foundation’s FY2027 assessment for a residence is $3,435, billed to the condominium association, as the fee section below explains.

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

What Does the Trieste Condominium Assessment Pay For?

The Trieste condominium assessment pays the common expenses of a 19-story tower with a staffed lobby, an underground garage, a pool deck and a lobby-level amenity suite, and it also carries the Pelican Bay Foundation’s $3,435 yearly bill for each residence. The amount of Trieste’s own assessment is not published, so this page names what Florida law and the building’s amenities imply, not a number.

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

What Is Not Published

We did not find Trieste’s monthly or quarterly assessment, its annual budget, its reserve balance, its special-assessment history or its management contract on any public site. The Trieste website’s public pages carry the amenity descriptions and a contact form but no financial documents. We therefore state no condominium assessment for Trieste, and we do not estimate one from other towers, because a number borrowed from another building would be a guess dressed as a fact.

What Florida Law Says an Assessment Covers

Section 718.115 defines common expenses as the expenses of operation, maintenance, repair and replacement of the common elements and the costs of carrying out the association’s powers, and Section 718.112(2)(f) requires an annual budget and a reserve schedule. In practice a tower’s assessment pays for insurance on the building, management, utilities billed to the common areas, staff, elevators, the pool and the amenities, landscaping, repairs, and reserves. For Trieste the staffed lobby, the private-elevator garage, the pool pavilion, the theater and the two guest suites are each a line in that budget, whatever their sizes are.

Reserves, the Structural Study and the Budget Buyers Receive

Since budgets adopted on or after December 31, 2024, the members of a unit-owner-controlled association that must obtain a structural integrity reserve study may not vote to waive or reduce reserves for the structural items the statute lists, and the reserve amount for those items must follow the findings of the association’s most recent study (Section 718.112(2)(g) and (2)(f)). A Trieste buyer is therefore entitled to see a reserve schedule that ties to a study or a statement that none has been completed, and the budget that goes with it, in the resale package under Section 718.503.

What the Association Says About Its Own Finances

Trieste’s website says the building has a well-funded reserve, that major renovation costs were paid in full, and that sharing costs among more than 100 residences gives comparatively lower fees per square foot than neighboring Bay Colony buildings. Those are the association’s marketing statements, and we did not verify any of them: no budget is public, and a per-square-foot comparison needs both buildings’ published fees, which we do not have. Treat them as questions to put to the board in the disclosure package, not as findings.

How a Special Assessment Works

A special assessment is a charge beyond the regular budget, and under Section 718.112(2)(c) a special assessment, a line of credit or a loan to fund the structural reserve items requires approval by a majority of the total voting interests of the association. A buyer’s protection is the estoppel certificate, which must list the special assessments owed and those scheduled to become due, and the minutes of the last year of board meetings, which an association of Trieste’s size must keep available to owners under Section 718.111(12).

Late Payment, Liens and the Buyer’s Exposure

Section 718.116(1)(a) makes a unit owner liable for all assessments that come due while he or she owns the unit, and makes the owner jointly and severally liable with the previous owner for all unpaid assessments that came due up to the time of transfer of title. That is why a Trieste buyer asks for the estoppel certificate before closing and why a seller clears any balance first. The same section sets the association’s lien rights and the interest on late amounts.

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

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

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

The table below separates what is published from what is not, with the year beside every figure. The Foundation figures are from its 2026-2027 estoppel form (form version dated August 31, 2026) and its page for realtors, and the county figure is from Collier County’s own Pelican Bay Services Division page.

The Arithmetic of the Published Pieces

The Foundation’s $3,435 is the sum of $2,180, $497 and $758, which is 63 percent operating, 14 percent replacement reserve and 22 percent bulk media, and it is billed in quarters of $858.75 ($3,435 divided by four). Because the Foundation bills the association, the $3,435 sits inside the Trieste condominium assessment rather than on a separate bill to the owner, and a buyer comparing Trieste with a single-family home must add the Foundation’s charge back in. At the Foundation’s own count of 105 residences the yearly bill to the Trieste association is $360,675 ($3,435 times 105); at the roll’s 104 it would be $357,240. The resale capital assessment steps from $15,000 to $15,525 on October 1, 2027 ($15,000 times 1.035).

Why the Recording Date Matters

The $15,000 resale capital assessment applies by the date the deed is recorded in the Official Records of Collier County, not by the contract date or the closing date. A Trieste closing that records on September 30, 2026 falls before the $15,000 amount takes effect and one that records on October 1, 2026 or later falls under it, so the recording date, not the contract date, decides which side of the step a deed lands on. Ask your title company for the recording timeline before you set a date near a step.

The Foundation’s Exemptions

The Foundation’s page for realtors says Section 7.04 of its Bylaws exempts certain transfers by gift, inheritance or into trust from the resale capital assessment, and allows a limited one-time exemption for a qualifying Pelican Bay owner who buys another property in the community. The estoppel form adds that an owner who has used the one-time exemption before is not eligible, and that an approved exemption carries a $1,000 processing fee. Specific requirements and deadlines apply, and the Foundation’s Member Services team decides who qualifies.

The Pelican Bay Services Division Line

Collier County’s Pelican Bay Services Division page publishes the FY 2027 Assessment as operations and maintenance of $789.07 plus capital and projects of $460.93, a total of $1,250.00. We state that total as the county publishes it and say nothing about the basis on which it is charged beyond the county’s page. The Collier County tax bill, not this page, is the document that shows what a particular residence pays; ask the seller for the last bill.

The Trieste Declaration, Bylaws, Rules and Where to Read Them

Trieste’s declaration, bylaws, articles and rules are recorded or filed documents that govern every owner, and none is posted on the association’s public website. Under Section 718.111(12)(g) an association of 25 or more units must post them on a website or app with an owner-only section, so as we read the statute that is where a current owner finds them.

What Trieste’s Public Website Posts

The pages we read describe the building, the amenities, the residences, the community and the realtor registration process, and they carry a contact form. They do not carry the declaration, the bylaws, the rules, the budget, the insurance certificate or the milestone summary. That is a finding about the public pages, not a finding about the association’s compliance, because the statute allows the documents to sit behind a login.

The Statute That Puts the Documents on a Website

Section 718.111(12)(g) requires an association managing 25 or more units to post, in digital form, the recorded declaration and each amendment, the recorded bylaws, the articles filed with the Department of State, the rules, the approved board minutes of the preceding 12 months, the annual budget, the financial report and more. The site or app must have a section inaccessible to the public and open to unit owners, and on a unit owner’s written request the association must give the owner a username and password. A buyer does not need a login: Section 718.503 entitles a buyer under contract to the declaration, articles, bylaws and rules, the budget and annual financial statement, the milestone summary where one applies, the structural integrity reserve study or a statement that none has been completed, and the Frequently Asked Questions and Answers sheet, at the seller’s expense.

The Document Hierarchy

Four layers of document sit above a Trieste owner. At the top is Chapter 718 of the Florida Statutes, as amended through 2026. Next is the recorded Declaration of Condominium for Trieste, with its articles and bylaws and the rules the board adopts. Above the building sits the Pelican Bay Foundation’s Second Amended and Restated Declaration and General Protective Covenants (recorded April 9, 2009), its amended and restated bylaws (adopted October 27, 2025) and its Rules and Regulations (December 12, 2024 version), all posted on the Foundation’s page for realtors. The Bay Colony Community Association’s documents form the layer between them, and we did not find those published.

How the Declaration Is Amended

Section 718.110 governs how a condominium declaration is amended: the vote required is the one the declaration itself sets, and an amendment takes effect when it is recorded in the county’s official records. That is why a buyer’s attorney asks for every recorded amendment, not just the original declaration, and why a recorded-document search belongs in the contract period.

Where the Recorded Originals Live

The Collier County Clerk of Courts maintains the official records, and the clerk’s public access site searches recorded instruments by party name, date and book and page. The Trieste declaration, plat and amendments are recorded there under the developer’s and the association’s names; we did not search the clerk’s index for this page, so we give no book and page. Your title company will pull them in the first days of a contract.

How Does a Sale at Trieste Get Approved?

A sale at Trieste is approved in layers, and the Pelican Bay Foundation’s layer is the only one we can read: the Foundation’s 2026-2027 estoppel states that it does not require approval for a transfer and has no right of first refusal, and adds that approval may be required by the condominium sub-association. Whether Trieste’s own documents require board approval is not public.

What the Foundation Says

The Foundation’s estoppel form, Section E, says three things plainly. The Foundation does not require approval for the transfer of a unit. It does not hold a right of first refusal. And approval may be required by the condominium sub-association. Foundation membership is mandatory for the named owners upon transfer of the property and payment of the resale capital assessment, and the Foundation asks for a copy of the deed and the closing statement.

What Trieste Has Not Published

We found no statement on any public page that a Trieste sale needs board approval, a screening interview or a waiting period, and no statement that it does not. Many Florida condominium declarations require a board approval of transfers, many do not, and the one that governs Trieste is the recorded declaration. Do not assume either answer. Ask for the transfer provisions of the declaration on the first day of a listing or of a contract.

What a Seller Should Ask the Board Before Listing

A Trieste seller should ask the management office four things in writing: whether a sale or a lease needs approval and what the approval package contains; what the board charges to process it; how many days the board has to act; and who signs the estoppel certificate and how long it takes. The statute gives the association 10 business days to issue an estoppel certificate after a written request, and a contract should leave room for that clock and for any approval clock.

Fair Housing and the Approval Process

An association’s approval of a buyer or a tenant must apply the building’s written criteria and may not discriminate on a basis the Florida Fair Housing Act or the federal Fair Housing Act protects. This page describes the property and its rules, not the people who live there. If a buyer or a seller believes an approval was handled unfairly, the Florida Commission on Human Relations and HUD are the authorities, and an attorney is the right first call.

Timing in a Contract

A Trieste contract should carry three clocks: the buyer’s seven-day cancellation right under Section 718.503 (counted excluding Saturdays, Sundays and legal holidays), any approval clock in the declaration, and the Foundation’s recording-date step on October 1. Write the closing date after all three, and ask the title company to confirm the recording date in writing when a contract runs near October 1.

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

Is Trieste at Bay Colony a 55+ Community?

Trieste at Bay Colony is not described as a 55+ community in any public record we found: the association’s website, the Bay Colony Community Association’s page and the Foundation’s forms state no age restriction. Whether the recorded declaration contains one is a question for the declaration, and this page states no age rule as a fact.

What We Found

The association’s pages describe the building by its amenities and views, not by who may live there. The Bay Colony Community Association’s page for Trieste, the Foundation’s estoppel and the Foundation’s rules for realtors contain no age-restriction language. The one rule we can cite is the Foundation’s, which limits who may buy an Unaccompanied Guest Card by age (13 and older), and it is a guest-card rule, not an occupancy restriction.

What the Law Requires of an Age-Restricted Community

Federal and Florida fair housing law protect families with children, and a community that limits residency by age has to qualify under a narrow statutory exemption and follow the policies and verification that exemption requires. An association cannot become age-restricted by custom. A buyer who is told a building is 55+ should ask for the recorded document that says so.

Why a Page Describes the Property, Not the People

Fair housing law is written about housing, not about neighbors. This page describes Trieste’s rooms, floors, fees and documents and says nothing about who lives in it. For a buyer who cares about the age of the residents, the only reliable answer is the recorded declaration, and the only reliable way to learn the community is to visit it and ask the manager.

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

Whether you can rent a Trieste condo depends on two documents: Trieste’s own declaration, which this page could not read, and the Pelican Bay Foundation’s declaration, whose Section 3.26 as amended in 2019 limits leasing to two times per calendar year and counts short-term platforms as leasing. The stricter of the two governs in practice, and the documents control.

The Foundation’s Leasing Text

The Foundation’s recorded amendment to Section 3.26, recorded May 28, 2019, defines leasing as occupancy of a dwelling unit by anyone other than the owner where the occupant gives consideration, and says leasing specifically includes arrangements facilitated by Airbnb, VRBO and similar sites however they are described. It then provides that, unless neighborhood covenants provide otherwise, a dwelling unit may not be leased more than two times per calendar year and may not be used on a time-share basis. The recorded copy marks edits with underlining and strikethrough, which the copy’s text layer does not reproduce faithfully, so read the recorded instrument before you rely on the wording. Whether the two-lease limit applies to a Trieste condominium unit the way it applies to a single-family home is a legal question for your attorney.

The Foundation’s Leasing Process

The Foundation’s leasing policy (effective June 1, 2020) requires the lease paperwork at least 30 days before the lease period, including for an extension: a completed lease application, a processing-fee check, and, where the unit is subject to neighborhood covenants that require the neighborhood association to approve the lease, a copy of the association’s approval letter. The Foundation’s Rules and Regulations say a renter card is issued for the term of the lease, no more than two renter cards are issued for any residential plot, and the owner’s own member cards are suspended while the tenant’s are active. The Foundation’s page for realtors posts the lease application packet.

What Trieste Has Not Published

We found no public statement of Trieste’s minimum lease term, its number of permitted leases a year, its tenant approval process or its rental fee. Florida condominium declarations commonly set a minimum term and an approval process, and a few prohibit leasing in the first year of ownership. Do not assume any of those for Trieste: the answer is in the recorded declaration and the rules, and it can change by amendment.

Short-Term Rentals

The Foundation’s definition of leasing includes short-term platforms, so a Trieste owner who plans to rent by the week should assume the Foundation’s two-lease limit applies unless the documents say otherwise, and should read the declaration before making an offer. A buyer whose plan depends on rental income should have the attorney read the leasing provisions before the cancellation window closes.

Ask Before You Offer

Before an offer, a Trieste buyer who might rent should ask the seller for: the leasing sections of the declaration and the rules, any amendment in the last three years, the board’s current approval process and fee, the number of leased residences if the board tracks it, and whether any lease-related assessments or restrictions are proposed. Those five items are the whole of the leasing diligence.

Pet Rules at Trieste

Trieste’s pet rules are set in its own documents, which are not public, so this page states none of them as fact. What is published is the Pelican Bay Foundation’s pet policy: pets must be leashed on Foundation property with leashes no longer than six feet, pets are barred from beaches, trams, boardwalks and dining areas, and service animals follow a separate policy.

What Trieste Publishes

We found no pet policy, size limit, count limit or breed rule on any Trieste public page. The association’s pages describe a bicycle room and a concierge but say nothing about animals. A buyer with a pet should ask for the pet provisions of the declaration and the rules before an offer, and for the building’s rules on where animals may ride in the elevators and cross the lobby.

The Foundation’s Pet Policy

The Foundation’s Rules and Regulations (Section 3.G, amended and approved September 20, 2019) require pets to have current vaccinations, never be left alone, be harnessed, leashed, caged or tethered at all times on Foundation property, and to be under the control of the member, tenant or guest. Leashes may not exceed six feet, and retractable leashes are not permitted on the berm. The owner is responsible for clean-up. A pet that displays aggressive behavior or becomes a nuisance must be removed, and repeated violations may lead the Board to revoke the animal’s access to Foundation common areas and amenities.

Where Pets May Not Go

The Foundation bars pets from any inside or outside dining area, bar or kitchen area, any area where food is served, Community Center meeting rooms, activity rooms, the fitness center and the wellness studio, any Pelican Bay Foundation or Collier County beach, and trams or any boardwalk. A Trieste owner with a dog therefore walks the berm and the paths, not the beach, which matters to a buyer who is picturing a morning on the sand.

Service and Support Animals

The Foundation’s service animal policy says service animals are not considered pets under its policies and are governed by that policy, and its pet rules add that certified service animals or emotional support animals are subject to the same restrictions as pets unless approved for a reasonable accommodation through the Foundation’s application process. Federal and Florida fair housing law require reasonable accommodations in housing, and a Trieste owner who relies on an assistance animal should apply to both the association and the Foundation.

Pets and Leases

The Foundation’s pet policy extends to tenants and guests. Whether Trieste lets a tenant keep a pet is a question for Trieste’s leasing rules, which are not public, and a lease clause cannot override a declaration or a rule.

Guests, Parking and Daily Rules at Trieste

Guests at Trieste are governed at three levels: the Foundation’s guest-card rules, which cap an unaccompanied guest’s stay at 30 days; the building’s own two guest suites, whose rules are not published; and the declaration and rules of the association, which we could not read. Parking, storage and deliveries run through the garage and the concierge desk the association describes.

Foundation Guest Cards

The Foundation’s Rules and Regulations let a guest aged 13 or older who stays with a member or renter buy an Unaccompanied Guest Card for a minimum of two days and a maximum of 30 days, and say no guest may hold more than 30 days within a 12-month period, with an exception when the owner attests the guest is a relative. Anyone who lives in Collier or Lee County, permanently or seasonally, is not eligible for an Unaccompanied Guest Card. Guests cannot hold digital member cards. The Foundation’s realtor guest card is a separate one-day pass for showings.

Trieste’s Guest Suites

The association lists two guest suites on the lobby level for visitors. Their rates, the nights allowed, the booking window and the rules for owners and tenants are not published. They are a real amenity for a household that hosts, and a buyer should ask for the schedule.

Parking, Storage and Deliveries

The association’s website describes an underground garage, private storage lockers for each residence, service elevators and bicycle parking. The concierge desk, as the association describes it, is staffed around the clock. The association’s page lists BuildingLink for owner access, which in other buildings handles package notices and amenity reservations; how it works at Trieste is for the manager to say. The number of assigned parking spaces per residence is not published.

Occupancy, Move-Ins and Business Use

We found no published occupancy limit, move-in procedure, deposit, elevator reservation rule or business-use rule for Trieste. Those are ordinary provisions in a tower declaration or rules package, and they are the ones a seller should be ready to produce during a contract.

Who to Call

For building questions, the association’s pages list a resident manager and the management company, Castle Group, Inc. For Bay Colony’s gates and Beach Club, the Bay Colony Community Association. For the Foundation, Member Services at the email address printed on its estoppel form. We do not print association telephone numbers or officers’ names on this page.

Renovating a Trieste Residence: Approvals, Permits and the Foundation’s Design Review

Renovating a Trieste residence involves up to three approvals: the condominium association’s rules, the Pelican Bay Foundation’s design review for structures and exterior changes, and a Collier County building permit for regulated work. The association’s renovation rules are not public, and the Foundation’s design guidelines are posted in its Rules and Regulations.

The Association Comes First

The tower’s declaration and rules decide what an owner may change inside a residence and what needs board approval, including flooring, plumbing and electrical work, balcony changes and contractor access. Trieste’s rules are not public. A buyer planning a renovation should read them in the disclosure package, and a seller who renovated should be ready to show the approval letters.

The Foundation’s Design Review

The Foundation’s Rules and Regulations include design guidelines under Article 3 of its covenants, which provide that no structure may be commenced, erected, improved or altered, and no grading, excavation or landscaping done, without the Foundation’s prior written approval. The Director of Covenants administers the process and can approve minor projects, a Design Review Committee of normally five Foundation members reviews others, and the Foundation’s Board acts as the appeals body. Minor projects include painting color changes, hurricane shutters, antennas and replacement roofing; major projects include exterior renovations, structural changes and changes in floor elevations. For a condominium tower the association usually carries the exterior items, and the documents control which body must apply.

The County Permit

Regulated work in a Collier County residence needs a building permit pulled by a licensed contractor, and the county’s public permitting portal lists permit history by address. A buyer’s attorney or inspector can pull the history for 8787 Bay Colony Dr during the contract. An unpermitted alteration is a problem for the owner at the time of sale, not for the seller’s predecessor.

Structural Changes in a Milestone Building

Because Trieste is a building of three or more habitable stories subject to Florida’s milestone and reserve-study laws, structural alterations to load-bearing elements raise the stakes: the engineer who inspects the building in 2027 will look at the primary structural members, and any change to them should be on a permit with an engineer’s letter. Interior finishes are a different matter, but a buyer should not assume which is which; the association’s rules and the engineer decide.

What It Means for a Buyer

If a residence has been renovated, ask for four documents: the association’s approval letter, the county permit and final inspection, the contractor’s license and insurance, and any Foundation approval. If a residence has not been renovated, the budget you need is the contractor’s quote plus the time to get approvals, and in a tower that time is often longer than the work.

Hurricanes, Flood Zone and Insurance at Trieste

FEMA’s flood map, effective February 8, 2024, puts every Trieste address point we checked in Zone AE with a base flood elevation of 9 feet, and the coastal high-hazard Zone VE begins roughly 1,300 to 1,640 feet from the building. The association’s master insurance policy is not public, so this section reports the map, the storm record and the questions to ask.

What FEMA’s Map Shows at Trieste

We queried FEMA’s National Flood Hazard Layer on October 7, 2026 at the county’s building point for 8787 Bay Colony Dr, at a unit address point, and at all six cabana points. Every point falls in Zone AE, FEMA’s coastal floodplain designation, with a static base flood elevation of 9 feet (NAVD88), on panel 12021C0189J, effective February 8, 2024. No Zone VE polygon lies within 400 meters (about 1,300 feet) of the building point, and Zone VE with a base flood elevation of 12 feet appears within 500 meters (about 1,640 feet). We report that range, not a single distance, because we did not measure to the nearest edge. Flood panels change by address, so these results are for Trieste’s own coordinates, not Bay Colony’s.

What the Elevations Mean

FEMA defines base flood elevation as the water surface elevation resulting from a flood with a 1 percent chance of being equaled or exceeded in any year. Zone AE and Zone VE are both Special Flood Hazard Areas. For a buyer, a map point is the starting question and an elevation certificate for the specific residence, prepared by a surveyor, is the document an insurer and a lender use. Most Trieste residences sit on the upper floors of a 19-story building, so the unit’s floor and the building’s ground-level systems are different questions: a residence can be far above the base flood elevation while the garage, the pool deck and the mechanical rooms are not.

The Preliminary Map Collier County Published in August 2026

Collier County’s August 19, 2026 announcement says a proposed Flood Insurance Rate Map is out, opens a 90-day appeal period that began that day, and targets an effective date in summer 2027. We queried FEMA’s preliminary layer at the same building and unit points and it also shows Zone AE with a base flood elevation of 9 feet. A preliminary map is not final, appeals can change it, and we state its result only as a preliminary reading. A Trieste buyer who closes in 2027 should ask an insurance agent how the proposed map would treat the building before the final map takes effect.

What Hurricane Ian Did in This Part of Collier County

The National Hurricane Center’s report on Hurricane Ian 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 in Naples, with the Naples Pier gauge reading 6.18 feet above mean higher high water before the station was destroyed. The report gives no height at Trieste’s address. Trieste’s own storm damage and repair cost are not in any public record we found, so we state none.

What the Association Says About the Building

Trieste’s website describes a 30-year roof recently installed, a reinforced concrete superstructure with post-tension cables, a foundation of auger caissons with reinforced concrete grade beams, and a higher location with flood barriers. Those are the association’s own statements, and we did not verify any of them against permits or engineering reports. They are the right questions for the board: the roof permit and warranty, the structural drawings, and what the flood barriers protect and who deploys them.

The Master Policy and What Each Owner Insures

Trieste does not publish its certificate of insurance on its public pages, so we state no building limit, no windstorm deductible and no flood limit. Section 718.111(11) requires the association to maintain property insurance on the building and common areas, and the owner is generally responsible for contents, interior improvements and an owner’s liability policy. A buyer should ask for the current certificate in the resale package, read the named windstorm deductible, which in Florida master policies is commonly a percentage of insured value, and ask how a deductible would be assessed to owners. A lender on a loan secured by a residence in a Special Flood Hazard Area generally requires flood coverage, and the National Flood Insurance Program’s condominium fact sheet explains what the building policy covers and what it does not.

The Flood Disclosure at Contract

Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the time the sales contract is executed, in a form set by the statute: whether the seller has knowledge of flooding that damaged the property during the seller’s ownership, whether the seller has filed a flood-damage claim with an insurer, and whether the seller has received assistance for flood damage, including from FEMA. A Trieste seller should complete it with the contract, and a buyer should read it before signing.

Selling at Trieste? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Trieste? Call Marc at (239) 287-5873 and read how we represent buyers before you tour.

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

Collier County lists Trieste’s first milestone inspection as open and not yet due, with the next inspection year shown as 2027. The building’s certificate of occupancy is dated June 27, 2002, so the county’s milestone list shows the initial inspection due January 1, 2027, and Trieste is the only one of the eleven Bay Colony towers we checked on the county map without a completed cycle.

What the County Record Shows

Collier County’s milestone buildings-by-year list, current as of January 2026, shows “Trieste at Bay Colony, a Condo” at 8787 Bay Colony Dr with a certificate of occupancy date of 06/27/2002 and an initial milestone due date of 01/01/2027. The county’s Milestone Map shows the status “Open for Uploads,” the application status “Not Due” and the next milestone inspection year 2027. The county’s milestone page explains that a coastal building, one within three miles of saltwater, with a certificate of occupancy on or after January 1, 2000 gets its first milestone inspection in the year it reaches 25 years from that certificate, and 2002 plus 25 is 2027. The ten other Bay Colony towers we checked on the same map, Biltmore, Windsor, Brighton, Carlysle, Contessa, Marquesa, Remington, Toscana, Mansion La Palma and Salerno, all show “Milestone Completed.”

What the Law Requires

Section 553.899 requires a structural milestone inspection of a condominium building of three or more habitable stories by December 31 of the year the building reaches 30 years, or 25 years where the local enforcement agency determines that proximity to salt water requires it. Collier County has made that determination for coastal buildings. The local agency sends the association notice by certified mail, and phase one, a visual examination by a licensed architect or engineer, is due within 180 days of the notice. If phase one finds substantial structural deterioration, phase two testing follows. The association must distribute the inspector’s summary to owners within 45 days of receiving the report.

What the Timeline Means for Trieste in 2027

The county’s milestone page describes a certified letter at the start of the due year and an inspection due within 180 days, and it charges a $500 report fee from January 1, 2026. For Trieste that points to a letter in early 2027 and a phase-one report in the first half of the year, though the county’s own notice controls the dates, not this page. A buyer under contract in 2026 or 2027 should ask the seller whether the notice has arrived, whether an engineer has been engaged and whether the board has budgeted for phase two. A building without a completed cycle has an open question that every other Bay Colony tower has already answered.

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 items such as the roof, load-bearing walls, floors, foundation, fireproofing, plumbing, electrical systems, waterproofing and windows. Associations that existed on or before July 1, 2022 had to complete the first study by December 31, 2025. For budgets adopted on or after December 31, 2024, the members may not vote to waive or reduce reserves for the structural items, and a special assessment, line of credit or loan for them requires approval by a majority of the total voting interests. We do not know whether Trieste’s study is complete, because the association does not publish it.

What This Page Does Not Say

Milestone summaries, reserve studies and estoppel certificates are association records. We do not state what any Trieste record contains, and we do not describe the building’s condition. Under Section 718.503 a buyer receives the milestone summary and the reserve study, or a statement that none has been completed, before the seven-day cancellation window runs out, and a buyer who cares about the building reads them with an engineer.

The Estoppel Certificate and Its Cost

An estoppel certificate states what is owed on a residence. Section 718.116(8) sets the statutory caps at $250 for the certificate, $100 more to expedite within three business days 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 association must issue the certificate within 10 business days of a written request. The Foundation’s own estoppel is $250, plus an optional $100 to expedite. The sale contract controls who pays.

Which Schools Serve Trieste at Bay Colony?

Collier County Public Schools assigns students by address, and the three schools the district’s pages list for a Bay Colony address are Sea Gate Elementary, Pine Ridge Middle and Barron Collier High. We could not confirm the assignment for Trieste’s own address, because the district’s zone tool is a map that returns no result without a live browser session, so check it before you rely on it.

What the District Publishes

The district publishes its 2026-27 start and dismissal times on its own site, and the times in the table are those. The district’s homepage describes Collier as an “A” rated district. We print no individual school grade, because the state publishes grades school by school and they change each year.

How to Confirm the Assignment for 8787 Bay Colony Dr

Enter the street address in the district’s zone tool, which draws attendance boundaries from the district’s own map. A boundary can change when the district redraws it, so a buyer who is choosing Trieste for a school should ask the district for written confirmation at the time of the contract.

What We Did Not Verify

We did not read school grades for this page, we did not measure a drive time to any of the three campuses, and we do not state that any child at Trieste attends them.

Selling at Trieste? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Trieste? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

County Permits and Recorded Work at Trieste at Bay Colony

Collier County’s public record for Trieste shows an open, not-yet-due milestone cycle with the next inspection year 2027, a certificate of occupancy dated June 27, 2002, and 118 address points at 8787 Bay Colony Dr. The county’s permit portal holds the rest, and this page reports what the records show, not what any work involved.

The Milestone Record

On the county’s Milestone Map, the association is filed as Trieste at Bay Colony, with the status “Open for Uploads,” the application status “Not Due” and the next inspection year 2027. The county’s January 2026 list shows the certificate of occupancy on June 27, 2002 and the initial inspection due January 1, 2027, under reference PL20230006695. In the same map layer, the ten other Bay Colony towers we checked show completed cycles with next inspection years from 2033 to 2035.

The Address File

The county’s site address file holds 118 points at 8787 Bay Colony Dr: one building point, 111 unit points and 6 cabana points. The unit points are labeled with floors 1 through 12 and 14 through 20, with no unit labeled on a 13th floor, which is a common convention. Typical floors have six unit points. The 111 unit points are not the building’s residence count: the tax roll lists 104 parcels, four of them oversized, and we cannot tell from the public files whether the difference comes from combined residences, floor-level labeling or both.

How to Pull the Permit History

Collier County Growth Management publishes a public permitting portal where a building’s permit history can be searched by address, and the milestone reports are filed there. The portal asks a visitor to pass a verification step before it shows a search, which is why we do not quote permit counts. A buyer’s attorney or engineer can request the same file during the contract, and a buyer who plans to renovate should do so before the cancellation window closes.

What the Record Does Not Show

The county list does not show the cost or scope of any association project, and a recorded notice of commencement, which sits in the Collier County Clerk’s official records, is the document that names a contractor and a project. We did not search the clerk’s records for Trieste notices of commencement for this page. Trieste’s website says owners invested several million dollars in common areas with a renovation completed in early 2024 and describes more than 11,000 square feet transformed; the county record we read does not state a cost or a permit for that work.

What Is Being Built Near Trieste at Bay Colony?

Projects near Trieste at Bay Colony are mostly public works on the roads and flood maps around it: Collier County’s Vanderbilt Beach Road widening, the road extension whose first phase had a ribbon cutting scheduled for July 1, 2026, and the proposed flood map the county published on August 19, 2026. Private proposals nearby are reports, not approvals.

Vanderbilt Beach Road

Collier County’s July 2026 announcement says the widening runs from four to six lanes over about 1.8 miles, from just east of US 41 to east of Goodlette-Frank Road, is a $28.4 million project, takes about two years and starts construction in July 2026. The county’s June 2026 announcement scheduled the ribbon cutting for Phase I of the Vanderbilt Beach Road Extension, from Collier Boulevard to 16th Street NE, for July 1, 2026. Trieste’s garage exits onto Vanderbilt Beach Drive, as the association’s website describes it, but we did not measure any effect of the construction on a Trieste drive, and we state only what the county’s pages say.

The Ritz-Carlton Next Door

Trieste’s website describes the building as next to the Ritz-Carlton and says Trieste shares an entry and exit at the Ritz-Carlton security gate and has an exclusive exit from its underground garage onto Vanderbilt Beach Drive. We found no public plan or permit for a change to that neighbor, and we make no claim about one.

The Proposed Flood Map

The proposed Flood Insurance Rate Map the county published on August 19, 2026 is the one public project that could change a Trieste owner’s insurance quote, not the road in front of the building. The preliminary layer shows the same Zone AE and 9-foot base flood elevation at the building as the effective map, and the final result depends on appeals. The county’s target effective date is summer 2027.

Private Proposals

We did not research private development proposals near Trieste for this page and we name none. If a proposal near Bay Colony changes your decision, read the county’s current record, not a summary.

What This Means for a Trieste Owner

The nearby public works change the road, not the building’s recorded documents, its fee structure or its milestone date. A buyer who is sensitive to construction noise or traffic should visit in season and ask the county for the current schedule, because we measured no in-season figure.

Daily Logistics at Trieste at Bay Colony

Daily life at Trieste runs through three layers: the staffed Bay Colony gate, the building’s own concierge and security desk, and the underground garage with a private elevator into each home. The association’s website lists drive distances from the building to the airports, shopping, dining, the arts and two hospitals, and we repeat them here as the association states them.

Gates and Entry

The association’s website says Bay Colony’s gated entrance is staffed around the clock, that the building has a 24-hour concierge and security desk, and that the garage has automatic gated entry within Bay Colony. The association describes the concierge service as not offered in most other Bay Colony buildings. That is the association’s comparison, and we did not verify it against the other towers.

Distances the Association Publishes

The association’s website lists the following distances from the building, which we report as stated and did not measure.

Season and Traffic

A drive time measured on a quiet summer morning does not describe a January afternoon on Vanderbilt Beach Road or US 41, and we measured no in-season figure. The airport times matter most to a seasonal owner, and the association’s 33 minutes to RSW is a planning number, not a promise.

Who to Call

For building questions, the association’s pages list the on-site resident manager and the management company, Castle Group, Inc. For Bay Colony’s gates and Beach Club, the Bay Colony Community Association. For the Foundation, Member Services at the contact printed on its estoppel form. We do not print association telephone numbers on this page.

Hospital and Emergency Planning

The nearest hospital the association lists, NCH North Naples Hospital, is 4.2 miles and 11 minutes away by the association’s figures. For a hurricane, Collier County’s evacuation zones are published by the state’s Know Your Zone tool, and a Trieste owner should look up the building’s address there and write down the zone before the season starts.

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

Trieste at Bay Colony is the newest tower in the table below, completed in 2002 with 104 parcels on the county roll, and it had the fewest Southwest Florida MLS closings of the eight buildings in the last 12 months, one at $4,300,000. Its 60-month record of 12 closings at a $4,963,812 median is the better base for comparison.

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

Every closing count covers the 12 months from October 8, 2025 to October 7, 2026, and a count under 10 is a small sample. The Trieste and Carlysle rows come from our October 7, 2026 pulls. The other rows come from our building roster’s September 30, 2026 windows, so a roster row can differ from a fresh pull by a sale or two, as Carlysle’s does (the roster shows 4 closings at $4,577,500; the October 7 pull shows 5 at $5,255,000, one of them a post-closing data entry). Units and years built come from our building roster and the Collier County Property Appraiser, 2026 tax roll.

Trieste and Carlysle, the Closest Rival

Carlysle at Bay Colony is the Gulf-front tower buyers most often set against Trieste, and the pair differ on almost every axis: 74 residences against 104, 1992 against 2002, Gulf-front against preserve and bay. Carlysle’s 12-month median of $5,255,000 on 5 closings is $955,000 above Trieste’s $4,300,000 on 1, and both are small samples, so the gap prompts a comparison of specific residences, not a ranking. The full side-by-side follows below.

Trieste and the Other Preserve-View Towers

Salerno at Bay Colony (5 closings, $2,900,000 median) and Toscana at Bay Colony (3 closings, $3,400,000 median) also face preserve and bay, and both are smaller than Trieste by 35 and 39 residences. Trieste’s single 12-month closing at $4,300,000 is $1,400,000 above Salerno’s median and $900,000 above Toscana’s, but a 3,415 square foot residence that closed after 369 days is one sale, and the 24-month median of $6,350,000 on 4 closings shows how far a Trieste figure moves with the residence.

Trieste and the Gulf-Front Towers

Biltmore at Bay Colony (6 closings, $5,050,000 median), Brighton at Bay Colony (3 closings, $6,000,000 median) and Contessa at Bay Colony (8 closings, $2,887,500 median) round out the Gulf-front row. Trieste’s 12-month median sits between Contessa’s and Biltmore’s, and every median in this group rests on fewer than 10 sales.

Trieste and Montenero, the Closest in Size

Montenero (133 residences, 9 closings, $3,000,000 median) is the only building in the table with more residences than Trieste, and the two are the newest, completed in 2001 and 2002. Both buildings have their own declarations and rules, so a buyer comparing them should read each building’s documents, not the table alone.

Where Trieste Sits in Bay Colony and Pelican Bay

Trieste belongs to the Bay Colony row of towers, the association’s website calls it one of 14 sub-communities in Bay Colony, and Bay Colony belongs to the Pelican Bay Foundation, so a Trieste owner also pays the Foundation’s assessment. 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 layer of charges, which the table above does not show.

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

Trieste vs Carlysle: Which Pelican Bay Condominium Fits You?

Trieste and Carlysle are both Bay Colony high-rises, but Trieste is the 2002 tower of 104 residences facing preserve and bay and Carlysle is the 1992 Gulf-front tower of 74. Over 60 months Carlysle’s median is $5,195,000 on 17 closings against Trieste’s $4,963,812 on 12, and Trieste’s median days on market is 18 against Carlysle’s 63.

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

Trieste vs Carlysle Decision Table

The table puts each building’s own figures side by side. Every market row names its window and its number of closings, a count under 10 is a small sample, and post-closing data entries count in closings, medians, ranges and volume but not in days on market or sale-to-list.

What the Numbers Say

Over 60 months Carlysle’s median is $231,188 higher ($5,195,000 less $4,963,812) and its median price per square foot is $450 higher ($1,776 less $1,326), about 34 percent above Trieste’s. Trieste’s residences sold faster and nearer to list: a median of 18 days against 63 and a sale-to-list ratio of 95.5 percent against 92.2 percent. The Gulf frontage is what Carlysle’s buyers pay for, and the size is what Trieste’s buyers get: a median roll size of 4,160 square feet against 3,274.

Who Should Choose Trieste

Trieste suits a buyer who wants a larger floor plate, a newer tower, a garage-to-door private elevator and asking prices of $4,500,000 and $4,700,000 that sit $495,000 to $695,000 below Carlysle’s 60-month median of $5,195,000. It also suits a buyer who is comfortable that the building’s first milestone inspection is ahead of it and wants to read the notice and the engineer’s findings before closing.

Who Should Choose Carlysle

Carlysle at Bay Colony suits a buyer who wants Gulf frontage, a milestone cycle the county lists as completed with the next inspection in 2033, and a smaller building of 74 residences. Carlysle had no listing on October 7, 2026, so a buyer who wants it should expect to wait for one, while Trieste had two.

What the Numbers Do Not Settle

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

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

Honest Pros and Cons of Owning at Trieste at Bay Colony

Owning at Trieste at Bay Colony offers a 2002 tower with large floor plates, a staffed lobby, an underground garage with a private elevator into the home, and amenities the association describes in detail, and it asks the owner to accept an unpublished fee schedule, a milestone inspection still ahead and a thin resale market. Weigh both lists against the recorded documents, not against a brochure.

The Pros

• A newer tower with large floor plates. Completed in 2002, with 100 of the 104 parcels between 3,415 and 4,860 square feet on the county roll.
• A private elevator from the garage. The association says the underground garage opens by private elevator directly into each home.
• A staffed building. The association lists a 24-hour concierge and security desk, a resident manager and a staffed Bay Colony gate.
• A full amenity suite in the building. A pool with lap section and spa, an air-conditioned pavilion, a fitness center with saunas, a theater, a library, a conference room and two guest suites.
• No Foundation approval of a sale. The Foundation’s 2026-2027 estoppel says it requires no approval for a transfer and holds no right of first refusal.
• Prices have repriced upward. The county’s median rose from $2,200,000 in 2002 to $6,900,000 in 2025.
• A record to price from. Twelve MLS closings in 60 months give a buyer and a seller something to compare, and eight of the twelve sold within 30 days of listing.

The Cons

• A milestone inspection still ahead. The county lists the cycle as open and not due, with the next inspection year 2027, and Trieste is the only Bay Colony tower we checked without a completed cycle.
• Unpublished building documents. The declaration, rules, budget and condominium assessment are not on the public site, so the cost stack needs a conversation with the association.
• A thin market. One closing in 12 months and two listings is a small sample, and the one 2026 closing sat 369 days and closed 12.2 percent below its final list price.
• A big spread inside one building. Sold prices run from $2,350,000 to $7,300,000 in 60 months, and two sales of the same plan 56 days apart differed by $3,185,000.
• Flood and wind exposure. FEMA’s map puts the building in Zone AE at 9 feet, with coastal Zone VE roughly 1,300 to 1,640 feet away, and a proposed map targets summer 2027.
• The Foundation’s resale charge and leasing cap. The buyer pays $15,000 at closing, and the Foundation’s recorded leasing amendment limits leasing to two times a year unless neighborhood covenants provide otherwise.
• Not Gulf-front. A buyer who needs frontage should look at Carlysle, Contessa, Biltmore or Brighton.

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

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

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

Documentary Stamps on the Deed

Section 201.02, Florida Statutes, sets the tax on a deed at 70 cents on each $100 of consideration, or fractional part of $100. At Trieste’s 60-month median of $4,963,812 (n=12) that is 49,639 hundreds times $0.70, or $34,747.30. At the $4,300,000 of the 12-month sale it is $30,100; at the midpoint of the two current asks, $4,600,000, it is $32,200; at the $7,300,000 high it is $51,100. 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 an optional $100 to expedite. Trieste’s own estoppel fee is not published, and the contract controls who pays.

The Foundation’s Resale Capital Assessment

The buyer pays the Pelican Bay Foundation’s resale capital assessment of $15,000 for deeds recorded on or after October 1, 2026, and it rises 3.5 percent each October 1, to $15,525 on October 1, 2027 ($15,000 times 1.035). The recording date decides which amount applies, not the contract date. The Foundation’s exemptions for gifts, inheritance, trusts and a limited one-time move within Pelican Bay carry a $1,000 processing fee when approved.

The Foundation’s ID Card Fee and the Municipal Lien Search

The Foundation charges the seller $500 if all Foundation ID cards are not returned at sale, so the seller collects cards before closing. A title company also searches for municipal and utility liens, and a buyer’s attorney can ask the title company for the lien search results before closing. Property taxes are prorated between the parties at closing, and the Collier County tax bill shows any non-ad valorem charges.

Commission and What the Seller Nets

A real estate commission is negotiable and is set in the listing agreement, not by law. For a seller at the $4,600,000 midpoint of today’s asks, the documentary stamps alone are $32,200; the commission, the estoppel and the Foundation’s seller charges come on top, and Jesse will lay out the full net sheet on a call.

What a Closing Calendar Looks Like

A Trieste contract should carry the buyer’s seven-day cancellation window after the resale package arrives under Section 718.503, any approval clock in the declaration, the 10-business-day estoppel clock, and a recording date that falls on the right side of the October 1 Foundation step. The seller’s side should request the estoppel and the resale package in the first days of the contract.

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

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

If you own at Trieste at Bay Colony and are thinking about a sale, you are selling into a tower that closed 12 sales in 60 months at a $4,963,812 median, with two 4,160 square foot residences already listed at $4,500,000 and $4,700,000, to a buyer who will ask about the 2027 milestone inspection first.

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

Trieste 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 $2,350,000 and $7,300,000 in 60 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 Trieste listing along with the document file a Trieste 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 Trieste Residences Sold For

In the last 12 months Trieste at Bay Colony has seen 1 resale 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): 1, a small sample, at $4,300,000 after 369 days on market, 87.8 percent of the final list price.
• Closings, last 24 months (MLS): 4, a small sample, median $6,350,000, the mean of the middle pair $6,200,000 and $6,500,000, from $4,300,000 to $7,300,000, with volume of $24,300,000.
• Closings, last 60 months (MLS): 12, median $4,963,812, the mean of the middle pair $4,550,000 and $5,377,625, from $2,350,000 to $7,300,000, with volume of $61,477,625.
• Days on market and sale-to-list: a median of 18 days and 95.5 percent over 60 months (n=12); 74 days and 95.2 percent over 24 months (n=4, small sample).
• Today: two listings on October 7, 2026, at $4,700,000 (6 days on the market) and $4,500,000 (90 days), both 4,160 square feet.

Selling Into a Thin Market

Trieste has 104 parcels, and one sale in 12 months means a buyer compares your residence with the two current listings and with the last few closings. The 60-month file shows the price depends on the individual residence: seven 4,160 square foot residences closed between $3,595,000 and $7,300,000. We price a Trieste 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 369-day listing that closed 12.2 percent under its final list price shows what the alternative costs.

The Documents a Trieste 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, or a statement that none exists. The buyer’s seven-day cancellation window under Section 718.503 starts when the buyer receives it.
• The estoppel certificates: the condominium’s, and the Foundation’s at $250, plus $100 to expedite.
• The sale-approval answer: whether Trieste’s own documents require board approval, since the Foundation’s does not.
• The milestone status: whether the 2027 notice has arrived, whether an engineer has been engaged and what the board has budgeted.
• Flood and insurance: the current insurance certificate, any elevation certificate and the Section 689.302 flood disclosure at or before the time the contract is executed.

The Milestone Question and How to Answer It

Every Trieste buyer’s attorney will see the county’s Milestone Map entry, “Open for Uploads,” with the next inspection year 2027, and ask what it means. Walk in with the answer: the notice date if one has arrived, the engineer’s name if one is engaged, and the board’s budget for phase two. A seller who has the answer in writing keeps the buyer’s attention on the residence.

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

Start with a free Trieste at Bay Colony home valuation. It takes about a minute, and Jesse follows up with the Trieste closings that fit your residence: the same size, the same view and the same condition. An automated estimate cannot tell one 4,160 square foot residence from another when recorded sales of the same size span $3,705,000. We price to the difference, and a dedicated Trieste 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 Trieste condo?

For a residence priced to its size’s recent closings, the data is mixed: two listings against one closing in 12 months is 24.0 months of supply at that pace, though one sale is not a pace, and at the 60-month pace the supply is 10.0 months. We would list a Trieste residence at a price that matches the last 36 months of closings of the same size, not at an aspirational number.

How do I price my Trieste residence?

Against the closings of the same size. The MLS shows 3,415 square foot residences at $2,350,000 to $6,095,000, 4,160 square foot residences at $3,595,000 to $7,300,000 and one 4,075 square foot residence at $5,377,625, so the size group matters more than the building median.

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

The Foundation does not, according to its 2026-2027 estoppel form, but the condominium sub-association may. Trieste’s declaration decides, and it is not public, so ask the management office for the transfer provisions on the first day of the listing.

What will a Trieste 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 milestone answer ready before the first showing.

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

Yes, subject to the lease, and subject to the Foundation’s leasing rules and Trieste’s own. Tell the buyer’s agent the lease terms at the first showing, and give the buyer the lease with the resale package.

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, 2026 or later falls under the $15,000 amount.

Your Local Real Estate Experts

Trieste owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two read the county’s milestone record, the Foundation’s forms and rules, the Florida statutes 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 Trieste 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 Trieste 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 Trieste page the credential that matters more is narrower than any award: in the last 12 months we tracked every Trieste closing in the Southwest Florida MLS against the county’s recorded-sales file before this guide was written, and we read the Foundation’s forms and the statutes in full.

What Our Clients Say

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

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review

★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review

★★★★★ “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

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

Buying at Trieste? 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: Trieste Buyer Edition

These are the questions buyers ask us before they tour Trieste at Bay Colony, answered from the association’s public website, the Pelican Bay Foundation’s forms, 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 Trieste at Bay Colony?

Trieste is a high-rise condominium of 19 stories inside Bay Colony, the gated enclave of Pelican Bay in Naples. The association’s website calls it the newest high-rise addition to Bay Colony, developed by WCI Communities in 2002.

Where is Trieste, and what is its address?

The building is at 8787 Bay Colony Dr, Naples, FL 34108. Collier County’s tax roll files it as “Trieste at Bay Colony A Condominium,” so a roll search for “Bay Colony” alone will not find it.

Is Trieste the same as any other building named Trieste?

No. Florida’s corporate registry lists other associations with the Trieste name, at Boca Raton, Pelican Preserve and Vasari Village, and each is a different property. Trieste at Bay Colony Condominium Association, Inc. is its own Florida not-for-profit corporation, filed in April 2000.

How many residences does Trieste have?

The 2026 county roll lists 104 residential condominium parcels, the Pelican Bay Foundation’s community map shows 105 residences, and the association’s own description says 106 units. We treat the roll as the tax count and the recorded declaration as the legal count, which we could not read.

When was Trieste built?

Collier County lists the certificate of occupancy as June 27, 2002. The roll shows 2002 as the year built for every parcel.

How many floors does Trieste have?

The Bay Colony Community Association’s page and our roster say 19 stories, and the association’s website says 20. The county’s address file labels unit floors 1 through 12 and 14 through 20 with no 13th floor, which reconciles the two counts: 19 labeled floors, the top one numbered 20.

Who built Trieste?

The association’s website says WCI Communities developed the building in 2002. The earliest annual report on the state’s corporate record gives the developer’s Bonita Springs address as the association’s principal place of business in 2001.

How big are the residences at Trieste?

The 2026 roll shows living areas from 3,415 to 9,720 square feet. Thirty-seven parcels are 4,160 square feet, 32 are 3,415, 16 are 4,075, 15 are 4,860, and four oversized parcels run from 6,830 to 9,720. The association’s website says 3,875 to 5,822 square feet, a different range, and we report both.

How much do Trieste condos cost?

Southwest Florida MLS closings in the last 60 months ran from $2,350,000 in December 2021 to $7,300,000 in January 2025, at a $4,963,812 median (n=12). The two current listings ask $4,500,000 and $4,700,000.

What is the median sold price at Trieste?

Over 60 months the median is $4,963,812 on 12 closings. Over 24 months it is $6,350,000 on 4 closings, and over 12 months it is $4,300,000 on 1, so only the 60-month figure rests on 10 or more sales.

How many Trieste condos sold in the last 12 months?

One, in February 2026 at $4,300,000, after 369 days on the market. That is a very small sample and not a market pace.

How many Trieste condos are for sale right now?

Two on October 7, 2026, both 4,160 square feet with four bedrooms, at $4,700,000 (6 days on market) and $4,500,000 (90 days).

What is the price per square foot at Trieste?

The 60-month median is $1,326 per square foot (n=12), and the 36-month median is $1,562 (n=5). The two current asks work out to $1,130 and $1,082 per square foot.

How fast do Trieste condos sell?

The 60-month median is 18 days on market (n=12), and eight of the 12 sales closed within 30 days of listing. The most recent sale took 369 days, so speed depends on whether the first price matched the market.

Is Trieste a buyer’s market or a seller’s market?

With two listings and one closing in 12 months, supply reads as 24.0 months at that pace, and 10.0 months at the 60-month pace. Both read as a buyer’s market by the usual rule of thumb, but both rest on very few sales.

Does Trieste have Gulf views?

The association says most residences have Gulf, preserve or bay views, with sunrises to the east and sunsets to the west. Our roster classes Trieste as a preserve and bay view tower, not a Gulf-front one, so confirm the view of the specific residence on a visit.

Is Trieste on the beach?

No. The building sits next to the Ritz-Carlton, and the association describes the Bay Colony Beach Club as a short walk away. FEMA’s coastal high-hazard Zone VE lies roughly 1,300 to 1,640 feet from the building.

What amenities does Trieste have?

The association lists a two-story Grand Salon, a social room, a resort-style pool with lap section and spa, privately owned cabanas, an air-conditioned pool pavilion, a fitness center with saunas, a theater, a library, a conference room, two guest suites and an underground garage. Whether any amenity carries a separate fee is not published.

Does Trieste have a guest suite?

The association lists two guest suites on the lobby level. We did not find their rates, booking window or night limits.

What are the monthly fees at Trieste?

Trieste’s condominium assessment is not published, so we state none. The Pelican Bay Foundation’s FY2027 assessment is $3,435 per residence, billed to the condominium association, and Collier County’s Pelican Bay Services Division FY 2027 Assessment is $1,250.00. Ask for the budget and the estoppel certificate.

What is the Pelican Bay Foundation resale capital assessment?

It is a $15,000 buyer cost for deeds recorded on or after October 1, 2026, rising 3.5 percent each October 1 from 2027, to $15,525. Limited exemptions apply for gifts, inheritance, trusts and a one-time move within Pelican Bay, with a $1,000 processing fee.

Is Trieste in a flood zone?

Yes. FEMA’s effective map, dated February 8, 2024, puts the building, a unit point and all six cabana points in Zone AE with a base flood elevation of 9 feet. A preliminary map published in August 2026 shows the same zone and elevation at the building.

When is Trieste’s milestone inspection due?

Collier County lists the initial inspection as due January 1, 2027, with the status “Open for Uploads” and the application status “Not Due.” The certificate of occupancy is dated June 27, 2002, and coastal buildings are inspected in the year they reach 25 years.

Has Trieste completed its structural integrity reserve study?

We do not know, because the association does not publish it. Section 718.112(2)(g) required associations that existed on or before July 1, 2022 to complete the first study by December 31, 2025, and Section 718.503 entitles a buyer to the study or a statement that none has been completed.

Can I rent out a Trieste condo?

Trieste’s own leasing rules are not public. The Foundation’s recorded amendment to its Section 3.26 limits leasing to two times per calendar year, counts short-term platforms as leasing, and applies unless neighborhood covenants provide otherwise, so have an attorney read both documents before you plan on rental income.

Are pets allowed at Trieste?

Trieste’s pet rules are not public. The Foundation’s policy requires leashes of six feet or less, bars pets from beaches, trams, boardwalks and dining areas, and applies to tenants and guests.

Is Trieste a 55+ community?

We found no age restriction in any public record, and this page states no age rule. Whether the recorded declaration contains one is a question for the declaration.

Does Trieste require board approval of buyers?

The Foundation does not require approval of a transfer and has no right of first refusal, but its 2026-2027 estoppel notes that the condominium sub-association may. Trieste’s declaration decides, and it is not public.

What schools serve Trieste?

The district’s pages list Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for a Bay Colony address, but we could not confirm the assignment for Trieste’s own address. Confirm it in the district’s zone tool before you rely on it.

How far is Trieste from the airport?

The association’s website lists Southwest Florida International Airport at 26.8 miles and 33 minutes, and Naples Municipal Airport at 10.8 miles and 20 minutes. We report those figures as the association states them and did not measure them.

Who manages Trieste?

The association’s website names Castle Group, Inc. as the management company and lists an on-site resident manager. We do not print association telephone numbers or officers’ names.

Does Trieste have covered parking?

The association describes an underground garage with automatic gated entry within Bay Colony, private storage lockers for each residence, service elevators and bicycle parking. The number of assigned spaces per residence is not published.

What documents do I receive when I buy at Trieste?

Section 718.503 entitles a buyer to the declaration, articles, bylaws and rules, the budget and annual financial statement, the milestone summary where one applies, the structural integrity reserve study or a statement that none has been completed, and the frequently asked questions sheet. The buyer has seven days, excluding weekends and legal holidays, to cancel after receiving them.

How is Trieste different from Carlysle?

Carlysle at Bay Colony is the 1992 Gulf-front tower of 74 residences with a completed milestone cycle; Trieste is the 2002 preserve-and-bay tower of 104 with its first inspection ahead. Carlysle’s 60-month median is $5,195,000 on 17 closings, against Trieste’s $4,963,812 on 12.

How does Trieste compare with other Bay Colony towers?

It is the newest of the Bay Colony towers in our roster and the only one of the eleven we checked without a completed milestone cycle. Salerno, Toscana and Contessa are the nearest comparisons for a buyer choosing among towers.

Who should I call about buying at Trieste?

Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. We will read the building’s recorded documents with you before an offer.

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

Frequently Asked Questions: Trieste Seller Edition

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

How much is my Trieste condo worth?

The last 60 months of MLS closings ran from $2,350,000 to $7,300,000 at a $4,963,812 median (n=12), and your size, floor, view and condition place you inside that range. A free Trieste home valuation starts the conversation, or call Jesse direct at (239) 898-6072.

How long does a Trieste condo take to sell?

The 60-month median is 18 days on market (n=12), and eight of the 12 sales closed within 30 days. The one sale in the last 12 months took 369 days, so price decides the timeline.

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

The median is 95.5 percent over 60 months (n=12) and 96.3 percent over 36 months (n=5). The 12-month sale closed at 87.8 percent of its final list price (n=1), which shows what an aspirational first price costs.

Is now a good time to sell at Trieste?

Two listings against one closing in 12 months is 24.0 months of supply at that pace and 10.0 months at the 60-month pace, so a buyer has choices. A seller who prices against the same-size closings, with the milestone answer in hand, still gets attention.

What should I do before I list my Trieste condo?

Request the resale package and estoppel certificate from the management office, find out whether the 2027 milestone notice has arrived, and ask the board for the transfer provisions of the declaration. We then price against same-size closings and set the list price to win the first 60 days.

What documents must I give a Trieste buyer?

Section 718.503 requires the declaration, articles, bylaws and rules, the budget and annual financial statement, the frequently asked questions sheet, the milestone summary where one applies and the structural integrity reserve study or a statement that none exists. The contract must carry conspicuous statements about the milestone and reserve study status.

What does the estoppel certificate cost?

Section 718.116(8) sets the caps at $250, plus $100 to expedite and $150 if the residence is delinquent, and under the Florida DBPR adjusted caps they are $299, $119 and $179. The Foundation’s estoppel is $250, plus an optional $100 to expedite.

Who pays the documentary stamps when I sell?

In Collier County the seller customarily pays them, and the contract controls. At 70 cents per $100 under Section 201.02, a $4,500,000 sale costs $31,500 and a $4,700,000 sale costs $32,900.

Who pays for 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. We do not list it as a seller cost.

Who pays the $15,000 Foundation resale capital assessment?

The buyer, for deeds recorded on or after October 1, 2026, unless the contract says otherwise. The amount rises 3.5 percent each October 1, to $15,525 in 2027.

Does the recording date matter?

Yes. The Foundation applies its resale capital assessment by the date the deed is recorded in the Official Records, not the contract date. Ask the title company to confirm the recording date in writing when a closing runs near October 1.

Do I need the association’s approval to sell my Trieste condo?

The Foundation does not require approval and holds no right of first refusal, but Trieste’s own declaration may. Ask the management office for the transfer provisions on the first day, and leave room in the contract for any approval clock.

Will the 2027 milestone inspection hurt my sale?

It makes buyers ask a question, and a seller with the answer is better placed. Bring the notice date, the engineer’s name if one is engaged and the board’s budget for phase two, and do not guess at the building’s condition.

What happens to my sale if the association levies a special assessment?

Section 718.116(1)(a) makes the buyer jointly and severally liable with the seller for assessments unpaid at transfer, and the estoppel certificate must list special assessments owed and those scheduled to become due. A pending assessment is a price conversation, so we ask for the board’s minutes early.

How should I price against the two current Trieste listings?

Both listings are 4,160 square feet at $4,500,000 and $4,700,000, or $1,082 and $1,130 per square foot, which is $1,500,000 to $1,700,000 below the most recent 4,160 sale at $6,200,000 in November 2024. An ask is not a sale, so we price against closings and use the asks to judge competition.

What did 4,160 square foot Trieste residences sell for?

Seven closed in 60 months between $3,595,000 and $7,300,000 at a $6,200,000 median. The four since April 2023 closed at $1,490 to $1,755 per square foot, and the three before that at $864 to $1,032.

What did 3,415 square foot Trieste residences sell for?

Four closed in 60 months between $2,350,000 and $6,095,000 at a $4,425,000 median, the mean of $4,300,000 and $4,550,000. The February 2026 sale at $4,300,000 closed $1,795,000 below the January 2024 sale at $6,095,000, though they were different residences.

Do buyers pay more for a higher floor or a better view?

Usually, but the MLS does not break out floor or view, so we cannot give you a per-floor number. We compare your residence with same-size closings and adjust for what the listing records show.

Can I sell my Trieste condo with a tenant in it?

Yes, subject to the lease and to the Foundation’s and Trieste’s leasing rules. Tell the buyer’s agent the lease terms at the first showing and give the buyer the lease with the resale package.

Does the flood zone affect my sale?

Buyers and insurers will see Zone AE at a 9-foot base flood elevation, and a preliminary map targets summer 2027. An elevation certificate and a current insurance quote make the conversation concrete, and Section 689.302 requires a flood disclosure at or before the time the contract is executed.

What does the flood disclosure require?

Section 689.302 requires a seller to state whether the seller has knowledge of flooding that damaged the property, has filed a flood-damage claim with an insurer, and has received flood-damage assistance, including from FEMA. It is due at or before the time the sales contract is executed, so complete it before the buyer signs.

What do I owe the Foundation when I sell?

The Foundation’s estoppel is $250, plus an optional $100 to expedite, and the Foundation charges $500 if all Foundation ID cards are not returned. The buyer pays the resale capital assessment.

What are the commission and closing costs?

A real estate commission is negotiable and is set in the listing agreement. Documentary stamps, the estoppel, the Foundation’s seller charges, any prorated taxes and the title charges add to it, and Jesse will give you a net sheet before you list.

What taxes do I owe on a sale?

Florida has no state personal income tax, but a sale can have federal tax consequences, and property taxes are prorated at closing. Ask your tax adviser about gain and basis before you list.

How is the county’s price different from the MLS price?

The county records the deed consideration and the MLS records the reported closing price. When they disagree, the deed governs, but we never average them. On the June 2022 sale the two differ by $75.

Why do the county and the MLS count different Trieste sales?

The county qualifies some sales the MLS does not show, such as two 3,415 square foot sales in 2022 and 2023, and the MLS shows a January 2024 sale the county does not flag as qualified. They are different universes, so we use the MLS for market windows and the county for history.

How many Trieste owners sell in a year?

At most a handful: the MLS counted 1 closing in the last 12 months and 4 in 24 months, and the county counted 1 to 5 qualified sales a year from 2022 to 2026. With 104 parcels, a buyer rarely has a long list to compare.

Will you represent me on both sides if my buyer is unrepresented?

Ask us before you list. Florida allows brokers to work in different relationships, and we explain in writing what each means for you before you sign.

What makes McGreevy and Comisar different for Trieste?

We are the #1 team in Southwest Florida since 2012, and we built this page from the Foundation’s own forms, the county’s milestone and address files, FEMA’s map at the building’s coordinates and every MLS closing in five years. We tell you what we could not source.

Should I wait for the milestone inspection to finish before I list?

Not necessarily. The county lists the inspection as not yet due, with the next inspection year 2027, and waiting trades a known question for an unknown answer. If you list now, have the notice date, the engineer’s name and the board’s budget ready; if the report is complete when you list, the buyer reads the summary in the resale package.

Do I need an elevation certificate to sell?

No statute requires one for a sale, but a buyer’s insurer and lender may ask for one, and FEMA’s map at the building is Zone AE at 9 feet. A surveyor’s elevation certificate for your residence turns a map question into a number.

How do I sell one of Trieste’s oversized residences?

The 2026 roll lists four oversized parcels of 6,830, 6,970, 7,835 and 9,720 square feet, one each, and none appears in the 60-month MLS file. With no same-size closing to cite, we price from the per-square-foot range of the 4,160 square foot sales, $864 to $1,755, adjusted for the larger floor plate, and we say so plainly.

How do I get a free valuation of my Trieste condo?

Request a free home valuation; it takes about a minute, and Jesse follows up with the Trieste closings that fit your residence. A dedicated Trieste at Bay Colony seller page is planned.

Who should I call first?

Call Jesse direct at (239) 898-6072, or request a free home valuation. If you are also buying, Marc is at (239) 287-5873.

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

Sources and Authoritative References

Every Trieste at Bay Colony fact on this page comes from the association’s own public website, a Pelican Bay Foundation form or recorded instrument, 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. Trieste does not publish its declaration, rules or budget on its public site, so none is cited here.

The Association’s Own Public Website, baycolonytrieste.com

1. Trieste at Bay Colony Condominium Association, association website
2. Trieste at Bay Colony, Our Story
3. Trieste at Bay Colony, Amenities
4. Trieste at Bay Colony, Residences
5. Trieste at Bay Colony, Community

Bay Colony Community Association and the Pelican Bay Foundation

6. Bay Colony Community Association, Trieste page
7. Bay Colony Community Association
8. Pelican Bay Foundation
9. Pelican Bay Foundation, information for realtors
10. Pelican Bay Foundation, 2026-2027 estoppel form (version dated August 31, 2026)
11. Pelican Bay Foundation, Rules and Regulations (December 12, 2024 version)
12. Pelican Bay Foundation, Second Amended and Restated Declaration and General Protective Covenants
13. Pelican Bay Foundation, Declaration amendment on leasing (recorded May 28, 2019)
14. Pelican Bay Foundation, Amended and Restated Bylaws
15. Pelican Bay Foundation, lease application packet (2027)

Collier County Clerk of Courts, Official Records

16. Collier County Clerk, official records public access
17. Collier County Clerk, official records
18. Collier County Clerk, records search
19. Collier County Clerk, records

State of Florida Agencies

20. Florida Division of Corporations, Trieste at Bay Colony Condominium Association, Inc., document N00000002190
21. Florida Division of Corporations, Sunbiz
22. Florida Department of Business and Professional Regulation, condominiums, timeshares and mobile homes
23. Florida Department of Business and Professional Regulation, condominium documents
24. Florida Department of Business and Professional Regulation, SIRS reporting
25. Florida Department of Business and Professional Regulation, condominium information and resources
26. Florida Real Estate Commission, Department of Business and Professional Regulation
27. Florida Division of Emergency Management, Know Your Zone
28. Florida Department of Environmental Protection, coastal construction control line program
29. Florida Department of Environmental Protection, beaches, inlets and ports
30. Florida Department of Environmental Protection, geospatial data directory
31. Florida Department of Revenue, documentary stamp tax
32. Florida Office of Insurance Regulation, homeowners insurance
33. Florida Office of Insurance Regulation, wind mitigation resources
34. Florida Senate bill summary, CS/CS/HB 913 (2025), condominium and cooperative associations
35. Florida Senate, Florida Statutes

Florida Statutes, 2026, Florida Senate

36. Section 553.899, mandatory structural inspections for condominium and cooperative buildings
37. Section 718.103, condominium definitions
38. Section 718.104, creation of condominiums
39. Section 718.110, amendment of the declaration
40. Section 718.111, the association, including official records and insurance
41. Section 718.112, bylaws, including the structural integrity reserve study
42. Section 718.113, maintenance and improvements
43. Section 718.115, common expenses and common surplus
44. Section 718.116, assessments and estoppel certificates
45. Section 718.117, termination of condominium
46. Section 718.1255, alternative dispute resolution
47. Section 718.303, obligations of owners and fines
48. Section 718.503, disclosure prior to sale
49. Section 720.303, homeowners’ association powers and official records
50. Section 720.30851, estoppel certificates
51. Section 689.302, flood disclosure to a purchaser
52. Section 689.261, property tax disclosure summary
53. Section 201.02, tax on deeds and other instruments relating to real property
54. Section 161.053, coastal construction and excavation
55. Section 197.3632, non-ad valorem assessments
56. Section 760.29, Florida Fair Housing Act, discrimination in the sale or rental of housing

Collier County Government

57. Collier County, Milestone Inspections
58. Collier County, milestone buildings by year and reference number (January 2026)
59. Collier County, three-mile saltwater boundary map for milestone inspections
60. Collier County Ordinance 2022-42, milestone inspections
61. Collier County Milestone Map feature service, milestone buildings layer
62. Collier County site address points feature service
63. Collier County Growth Management public permitting portal
64. Collier County, Floodplain Management
65. Collier County, proposed Flood Insurance Rate Map reflects changes to local flood risk (August 19, 2026)
66. FEMA condominium flood coverage fact sheet, via Collier County
67. Collier County, Pelican Bay Services Division
68. Collier County, Vanderbilt Beach Road Widening Project construction starting (July 2026)
69. Collier County, Vanderbilt Beach Road Extension Phase I ribbon cutting ceremony (June 2026 notice)

Collier County Public Schools

70. Collier County Public Schools
71. Collier County Public Schools, attendance boundaries
72. Collier County Public Schools, 2026-2027 student start and dismissal times
73. Collier County Public Schools, school zone tool
74. Sea Gate Elementary School
75. Pine Ridge Middle School
76. Barron Collier High School

Federal Agencies

77. FEMA Flood Map Service Center
78. FEMA National Flood Hazard Layer, map service
79. FEMA preliminary National Flood Hazard Layer, map service
80. FEMA, base flood elevation glossary entry
81. FEMA, flood zones
82. FloodSmart, National Flood Insurance Program
83. FloodSmart, flood insurance cost
84. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (AL092022)
85. National Hurricane Center
86. National Hurricane Center, hurricane preparedness
87. U.S. Department of Housing and Urban Development, Fair Housing Act overview
88. U.S. Department of Housing and Urban Development, fair housing and equal opportunity
89. U.S. Census Bureau geocoder

Downloadable Documents

The documents below are official public records and published Foundation documents, linked at the issuing authority so you always open the current, unaltered copy. Foundation instruments open at the Foundation’s own site, statutes open at the Florida Senate, and county records open at Collier County. Trieste’s own declaration, rules and budget are not posted on its public site, so they are not listed.

Market data from Southwest Florida MLS, pulled October 2026.

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