Villa La Palma at Bay Colony is a lane of 22 detached villas in Pelican Bay, Naples: 5 MLS closings in 24 months at a $4,600,000 median, and recorded covenants read section by section. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Villa La Palma is a villa neighborhood inside Bay Colony, the gated enclave of Pelican Bay in Naples, Florida. It is one lane of 22 platted sites, numbered 8723-8816 La Palma Ln, Naples, FL 34108, where detached single-family villas face private roads and water features. It is not Mansion La Palma, the seven-story condominium beside it, which is a separate building with its own Florida corporation. It is also not a condominium: Villa La Palma’s recorded covenants state that the Bay Colony Community Association that governs the lane is not a condominium association, so Florida’s condominium laws do not govern it.
McGreevy and Comisar are the team Villa La Palma sellers call when they want the neighborhood’s real record, and the team its buyers call before they tour. That record is specific: the 2026 county roll lists 22 residential parcels built between 1996 and 2024, the plat was recorded on November 1, 1995, and the Southwest Florida MLS shows one Villa La Palma closing in the last 12 months, at $4,600,000, and six in 60 months. With sales this rare we list every one of them below instead of leaning on a median.
This page goes deeper on Villa La Palma than any other source we know of. It is built from the neighborhood’s recorded covenants (1995), the 1996 supplement, the 2019 First Amendment and the 2021 Second Amendment, the instruments that tie the lane to the Bay Colony Declaration and the Pelican Bay Foundation, the Bay Colony Community Association’s published description of the neighborhood, FEMA’s flood map queried at six of the lane’s own addresses, Collier County’s address, zoning and evacuation files, the Florida Division of Corporations, Florida’s homeowners’ association statutes as they read in 2026, the Collier County Property Appraiser, 2026 tax roll and recorded-sales file, and the Southwest Florida MLS. Every fact carries its year, and every gap is named as a gap.
If you own in Villa La Palma and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the covenant-by-covenant, fee-by-fee and rule-by-rule detail below will tell you whether the lane fits before you tour.
McGreevy and Comisar are the best realtor for Villa La Palma 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 Villa La Palma read built from its recorded covenants, county files and five years of MLS closings.
If you’re searching for the best realtor for Villa La Palma at Bay Colony in Bay Colony, Naples, whether you’re ready to sell your Villa La Palma 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 on this lane for a specific reason. Villa La Palma has only 22 homes, so a single sale moves every number: five of the six MLS closings in our five-year file happened inside eleven months, between February 2025 and January 2026, at prices from $2,750,000 to $5,250,000, a spread of $2,500,000 on one short lane. Villa La Palma also has covenants that ban contractor work in January, February and March, a lease rule of once in any 12 months, and a rebuild rule that lets a new home follow only one of three original models. Sellers and buyers comparing the best real estate agents in Naples should ask each team to show them that kind of neighborhood-level record.
Recent Villa La Palma track record (last 12 months): In the last 12 months Villa La Palma 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 $4,600,000, which with one sale is also the median. That sale closed at 92.1 percent of its final list price after 273 days on market. One closing is a small sample, and no window reaches 10 closings, so the widest window we use is 60 months: 6 closings at a $4,116,000 median, the mean of the middle pair $3,632,000 and $4,600,000. In the last 12 months we tracked Villa La Palma’s MLS closings alongside the county’s recorded-sales file, and the two records agree on every sale from 2025 and 2026, while the MLS also shows a May 2022 closing that the county’s qualified-sales file does not. The MLS pull does not report the listing office on each sale, so we do not state a McGreevy and Comisar share of Villa La Palma transactions.
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Selling your Villa La Palma home? Get a free home valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Villa La Palma? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Living in Villa La Palma at Bay Colony means a private lane of 22 detached villas, each facing a water feature the Bay Colony Community Association describes, behind the Bay Colony gate, with the Beach Club, Tennis Club and Pelican Bay Foundation amenities close by and a covenant-controlled look that the neighborhood has kept since 1995.
The Bay Colony Community Association’s page for the neighborhood (it spells the page “villa-la-prima” in its address) calls Villa La Palma a cozy neighborhood of only 22 villa style homes, with three models and one and two story floor plans, each villa with an exclusive view of a water feature that meanders behind the residence. Collier County’s address file agrees on the count: 22 current address points on La Palma Ln, every one coded single family, matching the 22 residential parcels on the 2026 roll.
Villa La Palma’s street address range is 8723-8816 La Palma Ln, Naples, FL 34108. Searches for “La Palma Ln Naples” and for a specific address on the lane land on this neighborhood, and the lane should not be confused with Mansion La Palma, whose condominium address points sit on Bay Colony Dr, about 0.1 mile away in a straight line. The county’s address file lists all 22 points on the lane as current, and the 2026 roll files them under the subdivision name “Villa La Palma at Bay Colony.”
A typical day on the lane starts with the gate: Bay Colony has a staffed private entry, and the association describes the community as private, gated and beachfront. Residents then use a private road the Villa La Palma covenants assign to the neighborhood, with sidewalks, street signs and entry landscaping that the covenants say neighborhood assessments may fund, and a water feature that the covenants keep off limits to boats, swimming and irrigation pumping. Garages hold at least two cars and their doors stay closed except in use, so the street reads as lawn, tile roof and driveway pavers.
The association’s page says each villa has an exclusive view of a water feature. The covenants call those areas the interior waterscape and tidal lakes, shown on the plat as Tracts A through F, and they keep owners out of the water: no one may enter a waterscape area without written permission, no boats or objects may be placed in it, and its water may not be used for irrigation. A buyer who wants a dock, a kayak launch or a pump for the lake should know that the covenants say no before the listing photos say yes.
Villa La Palma suits a buyer who wants a detached villa on a lane of 22 inside a gated beachfront community rather than a condominium tower, who accepts a design review process and a winter construction ban, and who values a short list of recorded rules over a long one. It suits a seasonal owner, because the covenants themselves cite the predominantly seasonal nature of the residents, and it suits a buyer who will read a 39-page covenant package before an offer.
Villa La Palma is not the right fit for a buyer who plans to rent by the week (the covenants set a three-month minimum lease and one lease in any 12 months), who wants to remodel with contractors in January through March, who wants a dock or a pool-side structure without a committee, or who wants a home below 2,000 square feet of air-conditioned living area, the covenants’ minimum. A buyer who wants a larger neighborhood of villas with exterior maintenance should compare Vizcaya at Bay Colony, which the roster lists as 58 villas in single-family form.
Selling in Villa La Palma? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying in Villa La Palma? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Villa La Palma at Bay Colony closed 5 sales in the last 24 months in the Southwest Florida MLS at a $4,600,000 median, from $2,750,000 to $5,250,000, with $20,825,000 in total volume. The last 12 months show 1 closing at $4,600,000, and no Villa La Palma home was listed or pending on October 7, 2026.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Villa La Palma is a thin market by construction: 22 residential parcels on the county roll, and in a typical year between zero and four change hands. A median built on one to six sales moves by hundreds of thousands of dollars when a single sale drops out, so no window reaches the 10 closings we would need for a firm median. We name the window and the number of sales beside every figure, label every count under 10 a small sample, list the sales themselves, and use the county’s recorded sales back to 1996 as the long view. None of the six sales in our five-year file was entered after closing, so every closing counts in every figure.
With 22 homes, the honest unit of analysis is the individual sale. Six closings in five years cannot support a trend line, and a median of five sales is just the third price in a sorted list. The table below gives each sale’s month, street, price, list price, bedrooms, living area and days on market, with no house numbers, so a seller or buyer can match their own home to the closest sales by size and by month.
The 12 months to October 7, 2026 hold 1 closing, a small sample: $4,600,000, closed in January 2026 on 3,853 square feet of MLS living area, which is $1,194 per square foot, after 273 days on market at 92.1 percent of its final list price of $4,995,000. With one sale, the median, low, high and volume are all $4,600,000, and the sale gives a buyer or seller one data point, not a trend.
The 24 months to October 7, 2026 hold 5 closings, a small sample, at a median of $4,600,000, the third of five sorted prices. The low was $2,750,000, the high was $5,250,000 and the total volume was $20,825,000. The median price per square foot was $1,263 (n=5), the median days on market was 130 (n=5) and the median sale-to-list ratio was 91.4 percent (n=5). In aggregate, the five sales brought $20,825,000 against $22,835,000 in final list prices, or 91.2 percent, which is $2,010,000 below the asking prices. The 36-month window holds the same five sales, because the MLS shows no Villa La Palma closing between May 2022 and February 2025.
The 60 months hold 6 closings, a small sample, at a median of $4,116,000: with an even count the median is the mean of the middle pair, $3,632,000 and $4,600,000. Prices run from $2,750,000 to $5,250,000, volume is $24,457,000, the median price per square foot is $1,264 (n=6), the median days on market is 120 (n=6, the mean of the middle pair 109 and 130) and the median sale-to-list ratio is 91.7 percent (n=6).
The table lists all six sales, newest first. Streets are named, never house numbers, and every sale is a detached single-family villa on La Palma Ln.
| Closed | Street | Sold price | Final list | Beds and baths | Living area | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| January 2026 | La Palma Ln | $4,600,000 | $4,995,000 | 4 bed and den, 4 full and 1 half bath | 3,853 | $1,194 | 273 |
| June 2025 | La Palma Ln | $5,250,000 | $5,745,000 | 4 bed and den, 4 full and 1 half bath | 3,650 | $1,438 | 130 |
| May 2025 | La Palma Ln | $4,600,000 | $4,700,000 | 3 bed and den, 3 full and 1 half bath | 3,221 | $1,428 | 144 |
| April 2025 | La Palma Ln | $2,750,000 | $3,400,000 | 4 bed and den, 4 bath | 3,377 | $814 | 109 |
| February 2025 | La Palma Ln | $3,625,000 | $3,995,000 | 3 bed, 3 bath | 2,870 | $1,263 | 56 |
| May 2022 | La Palma Ln | $3,632,000 | $3,250,000 | 3 bed, 3 full and 1 half bath | 2,870 | $1,266 | 7 |
Four things stand out. First, five of the six sales closed between February 21, 2025 and January 15, 2026, and the MLS shows none in the 1,018 days before the February 2025 sale. Second, price per square foot ranged from $814 to $1,438, so the $2,750,000 sale in April 2025 and the $5,250,000 sale in June 2025 sit $2,500,000 apart on 3,377 and 3,650 square feet. Third, the May 2022 sale is the only one that closed above its final list price, at 111.8 percent in 7 days. Fourth, the largest gap between final list and sold price was the $650,000 on the April 2025 sale, 19.1 percent below final list.
Two sales reported 2,870 square feet of living area: $3,632,000 in May 2022 and $3,625,000 in February 2025, a difference of $7,000, or 0.2 percent. The MLS does not say whether they are the same home, and we do not state that they are. What the pair shows is that, for that size, a buyer paid about the same price almost three years apart, in a lane where the larger homes of 2025 and 2026 sold at $4,600,000 to $5,250,000.
The MLS counts 1 Villa La Palma closing in 2022, none in 2023 or 2024, 4 in 2025 and 1 in 2026 through October 7. The 2025 count of four is the busiest year in the file. The 2026 count runs through October 7 and can still change.
On October 7, 2026 the MLS showed no active and no pending Villa La Palma listing, so there is no list-price median and no months-of-supply figure to compute. A home that comes to market is the only one on the lane for sale, and a buyer who wants Villa La Palma often waits for it, which is why we ask owners who are weighing a sale to call before a sign goes anywhere near the lane. (The covenants bar realtor signs without approval in any case.)
Collier County’s qualified recorded-sales file runs to June 30, 2026 and shows how the lane has repriced. Where the county deed and the MLS disagree on a single sale, we publish the deed figure and name the MLS figure once with its pull date, and we never average the two.
| Year | Qualified sales | Median | Low | High |
|---|---|---|---|---|
| 1996 | 14 | $947,650 | $785,000 | $1,144,000 |
| 1997 | 5 | $1,014,800 | $881,500 | $1,172,600 |
| 1998 | 4 | $1,033,300 | $1,025,000 | $1,108,200 |
| 1999 | 2 | $1,170,000 | $1,165,000 | $1,175,000 |
| 2000 | 4 | $1,550,000 | $1,210,000 | $1,600,000 |
| 2001 | 2 | $2,166,250 | $2,112,500 | $2,220,000 |
| 2003 | 1 | $1,750,000 | $1,750,000 | $1,750,000 |
| 2004 | 4 | $1,847,500 | $1,790,000 | $2,050,000 |
| 2005 | 3 | $1,535,000 | $1,470,000 | $1,850,000 |
| 2006 | 1 | $1,650,000 | $1,650,000 | $1,650,000 |
| 2007 | 2 | $2,050,000 | $1,900,000 | $2,200,000 |
| 2008 | 1 | $2,100,000 | $2,100,000 | $2,100,000 |
| 2009 | 1 | $1,750,000 | $1,750,000 | $1,750,000 |
| 2010 | 1 | $1,750,000 | $1,750,000 | $1,750,000 |
| 2014 | 1 | $2,300,000 | $2,300,000 | $2,300,000 |
| 2015 | 3 | $2,600,000 | $2,025,000 | $2,825,000 |
| 2016 | 2 | $2,713,050 | $2,600,000 | $2,826,100 |
| 2018 | 2 | $2,650,000 | $2,600,000 | $2,700,000 |
| 2021 | 3 | $2,800,000 | $2,670,000 | $2,800,000 |
| 2025 | 4 | $4,112,500 | $2,750,000 | $5,250,000 |
| 2026 (through June 30) | 1 | $4,600,000 | $4,600,000 | $4,600,000 |
In 1996, when the lane was selling out new, the file shows 14 qualified sales at a median of $947,650. In 2025 it shows 4 sales at $4,112,500, 4.3 times the 1996 median, and the 2025 median is 46.9 percent above the 2021 median of $2,800,000 (n=3). The county file shows no qualified sale in 2022, 2023 or 2024, while the MLS shows one closing in May 2022, so the qualified filter and the MLS are different universes and neither one is wrong. The 2025 county median of $4,112,500 is the mean of the two middle prices of that year’s four sales, $3,625,000 and $4,600,000.
Villa La Palma is a market of individual homes, not a market of a median. A 3,650 square foot home that sold for $5,250,000 in June 2025 and a 3,377 square foot home that sold for $2,750,000 in April 2025 sit on the same lane, and the six-sale median of $4,116,000 describes neither. The 91.4 percent median sale-to-list ratio over 24 months says buyers negotiate, and the 273 days on market of the January 2026 sale shows the cost of an aspirational list price. A home priced where buyers were willing to go cleared in under two months in February 2025 (56 days) and in one week in May 2022 (7 days).
Villa La Palma at Bay Colony was platted on November 1, 1995 as 22 single-family sites, subjected the same day to the Bay Colony and Pelican Bay declarations by the developer, WCI Communities, and sold out by 2019. Thirteen of the 22 homes on the county roll date from 1996 to 1998, and nine from 2010 or later.
The Collier County Clerk’s certificate, dated July 20, 2021 and recorded as Official Records Book 5986, Page 2344, states that the plat of Villa La Palma at Bay Colony was recorded on November 1, 1995 at 10:40 a.m. in Plat Book 25, Pages 76 to 78. The plat shows the 22 sites and the common tracts lettered A through F, which the covenants list as the private roadways, interior waterscape and tidal lakes, landscaped areas and preservation areas.
The Declaration of Protective Covenants, Conditions and Restrictions of Villa La Palma at Bay Colony Neighborhood is dated October 21, 1995 and was recorded on November 1, 1995 in Official Records Book 2114, Page 2192, in 34 pages. Two short instruments recorded the same day tie the lane into the larger structure. The Seventh Supplement to the Bay Colony Declaration (Official Records Book 2114, Page 2189) subjects the plat to the Bay Colony Declaration and to the Bay Colony Community Association. The Forty-Seventh Amendment to the Pelican Bay Declaration (Official Records Book 2114, Page 2187) subjects it to the Pelican Bay Foundation’s declaration. That is why a Villa La Palma owner belongs to two associations at once.
The covenants name the developer as WCI Communities Limited Partnership, successor to WCN Communities, Inc., formerly known as Westinghouse Communities of Naples, Inc., the primary owner and master developer of Bay Colony. The 2019 amendment recites that the developer had sold all sites in all phases of the neighborhood, which is why changes to the covenants now come from the owners and not the developer.
A supplement dated August 21, 1996 (Official Records Book 2219, Page 1786) removed a small ingress and egress easement parcel from the land the covenants cover. The scan of that four-page instrument is partly illegible, so we describe it only in outline; a title company’s search will show exactly what it changed.
Above the neighborhood covenants sits the Amended and Restated Declaration and General Protective Covenants for Bay Colony, recorded on August 10, 1989 in Official Records Book 1461, Page 1048, in 113 pages. Villa La Palma’s covenants adopt Article 3 of that declaration as their baseline use rules and say that if the two conflict, the Bay Colony Declaration controls. We read both, and the sections below name which one each rule comes from.
On the 2026 county roll, 13 of the 22 residential parcels carry a year built of 1996 to 1998: ten in 1996, two in 1997 and one in 1998. That is 59.1 percent of the lane built in its first three years, which fits a developer who sold new villas from three models.
The other nine parcels carry a year built of 2010 or later: one each in 2010, 2011, 2013, 2019, 2022, 2023 and 2024, and two in 2018. That is 40.9 percent of a lane platted in 1995, and it points to replacement of earlier homes on those sites. The roll does not say which were rebuilds, and we did not search county permits address by address, so we describe the pattern and not the individual homes. The covenants matter here, because a rebuild is limited to one of three models and a lane-wide construction ban applies in winter (both are covered below).
Owners amended the covenants twice. The First Amendment, approved on April 23, 2019 by more than two-thirds of the sites and ratified by the Board of Governors on April 24, 2019, was recorded on June 18, 2019 in Official Records Book 5642, Page 3312, in 39 pages, and it restates the whole covenant text with additions and deletions marked. The Second Amendment, approved on November 18, 2021 and recorded on April 23, 2022 in Official Records Book 6116, Page 1233, in seven pages, caps new homes at two stories, adds the January to March construction ban’s current wording, codifies the exterior design guidelines and limits rebuilds to the three original models. Its own recital says it is meant to preserve the covenants from extinguishment under Chapter 712 of the Florida Statutes.
Under section 11.2 of the covenants, the restrictions run for 30 years from recording, which is November 1, 1995, and then extend automatically for successive ten-year periods unless owners of two-thirds of the plots record a termination. As we read the section, the first 30 years ended in November 2025 and the covenants extended for ten more years. A title search confirms that no termination was recorded. Section 712.05 of the Florida Statutes lets a property owners’ association preserve covenants from extinguishment under the Marketable Record Title Act, and the 2021 amendment recites that purpose.
Owner on La Palma Ln? Request a free home valuation or call Jesse direct at (239) 898-6072. Thinking of buying in Villa La Palma? Call Marc at (239) 287-5873 and read how we represent buyers before you tour.
Villa La Palma at Bay Colony has three original home models, Villa Castile, Villa Madrid and Villa Seville, in one and two story plans. The association page gives 3,600 to over 4,600 square feet, the county roll shows 2,604 to 4,279 heated square feet with a median of 2,908, and the MLS shows closings from 2,870 to 3,853.
The covenants name the three Neighborhood Models as Villa Castile, Villa Madrid and Villa Seville, and the Bay Colony Community Association’s page says there are three models with one and two story floor plans. We found no published plan-by-plan square footage, bedroom count or floor plan for any model, so this page does not assign sizes to models. The MLS shows the mix in practice: 3 bedrooms or 3 plus a den, and 4 bedrooms plus a den, with 3 to 4 full baths and in most sales a half bath.
Four sources give four different measures, and they do not agree because they do not measure the same thing.
| Source | Measure | Range |
|---|---|---|
| Bay Colony Community Association, Villa La Palma page | Not stated | 3,600 square feet to over 4,600 square feet |
| Collier County Property Appraiser, 2026 tax roll | Heated area, 22 residential parcels | 2,604 to 4,279 square feet, median 2,908 |
| Southwest Florida MLS, 6 closings in 60 months | Living area | 2,870 to 3,853 square feet |
| Villa La Palma covenants, section 5.6 | Minimum air-conditioned enclosed living area | 2,000 square feet |
The association’s range sits above the roll’s and the MLS’s, and the association does not say whether it counts garages, lanais or other covered space. The covenants measure air-conditioned living space only, excluding open porches, atriums, screened patios, courtyards and garages. When you compare homes, compare the same measure, and use the MLS living area for price per square foot.
The roll’s largest Villa La Palma parcel, at 4,279 heated square feet, was built in 2023, and the next largest, at 3,692, in 2018, so the biggest homes on the lane are among the newest. Six of the 22 parcels show exactly 2,908 heated square feet, which is the median and the size of the most common original plan on the roll.
The association’s page says the three models come in one and two story plans. The covenants, as amended in 2021, say no dwelling unit may exceed two stories without approval under Article 3.02 of the Bay Colony Declaration; the 2019 text had allowed three. A buyer who wants to add a floor, or to replace a one-story home with a two-story one, applies to the design review process described below, and the two-story ceiling is the starting point.
Section 5.5 sets a 15 foot minimum front setback measured from the exterior unfinished surface, excluding roof overhangs and bay windows. Article IX grants maintenance and overhang easements of up to ten feet over the neighboring site on a zero lot line side, so a villa can sit on a property line and its owner can reach the wall to maintain it, with reasonable notice and at the owner’s cost for any damage. The covenants also reserve easements for the private street and walks, for utilities, for the Pelican Bay Services Division and for the Association.
Under the 2021 amendment, an owner who voluntarily removes a structure may rebuild only one of the three Neighborhood Models, with approval, and a home destroyed by casualty must be replaced with an identical structure or one of the other three models, as approved by the Association. This is the most consequential rule on the lane for a buyer who wants a new custom home: Villa La Palma is not a teardown lot for a different design. If a site sits vacant and rebuilding does not start within 30 days of removal, the owner must sod and irrigate it and maintain it, or the Association may do so and charge the owner.
Every home must have a garage for at least two cars with working automatic door openers, and the doors stay closed except while in use. Carports are not permitted, and no unenclosed storage area is allowed. Roofs are generally Mediterranean in style, with flat or barrel tile, slate or copper, and driveways are brick pavers, stamped concrete or a similar approved alternative. Those three rules are the reason La Palma Ln reads as a consistent streetscape.
Selling a Villa La Palma home? Get a free home valuation or call Jesse direct at (239) 898-6072 for a price grounded in your model and size. Buying in Villa La Palma? Call Marc at (239) 287-5873, or see how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.
A Villa La Palma address has three layers of amenities. The neighborhood layer is the private lane, lakes and landscaping its assessment may fund. The Bay Colony layer adds the gated entry, Beach Club and Tennis Club, with golf separate. The Pelican Bay Foundation layer adds its beach, tram, parks and courts, shared by every association.
The covenants list what neighborhood assessments may fund: the private road, sidewalks and street signs, the waterscape and fountains, the lakes and seawall, entry and common-area landscaping, neighborhood lights, mailboxes, routine landscape maintenance on individual sites, routine exterior building maintenance, security services if any, common utilities, insurance, social activities and bulk cable TV. Which of those the Association actually provides is set by its budget each year, and the next section explains the difference.
Every Villa La Palma owner is a member of the Bay Colony Community Association. The association describes about 200 acres, 11 condominium communities and 5 private residential neighborhoods, a private and staffed entry with access control, membership privileges at the Bay Colony Beach Club and a Tennis Club with six hydro-clay courts. Its Beach Club page lists beach and pool service, a Chickee Bar, a Beach Club Bar, Sunset Terrace and a Main Dining Room. The current dues and user fees are not published, so this page states none. For the full community picture, read our Bay Colony guide.
The association lists eligibility to pursue membership at the Bay Colony Golf Club, an 18-hole course designed by Robert von Hagge, and its golf page notes that residents interested in membership can contact Bay Colony staff. The neighborhood page for Villa La Palma calls the course an “other available amenity.” A Villa La Palma address does not itself carry a golf membership, and a buyer who wants one should treat it as a separate purchase with its own terms.
The covenants tie recreational rights to occupancy: during any period when an owner has leased the home or let someone other than the owner occupy it, the owner’s right to use the recreational facilities, including the Beach Club, is suspended unless the Association authorizes otherwise. For a buyer who plans to rent the home, that is a cost to price in, and the Foundation separately issues renter cards under its own rules.
Villa La Palma owners are also members of the Pelican Bay Foundation. The Foundation describes about 6,500 residences in 95 associations, nearly three miles of beach, the Marker 36 and Sandbar beachfront restaurants, a tram, 18 Har-Tru tennis courts, a fitness center in its Community Center and a Marketplace with a Publix. Those amenities are shared by every association, so they are not a Villa La Palma advantage over another Pelican Bay neighborhood; what Villa La Palma adds is the Bay Colony gate and clubs.
A Villa La Palma address does not include a boat dock, a private beach, golf, or a role in choosing the neighborhood’s maintenance services beyond the Neighborhood Committee’s advice to the Board. The Neighborhood Committee has five members with staggered two-year terms and holds an annual meeting in March, and its chairperson casts the neighborhood’s votes in the Bay Colony Community Association.
If you own one of the 22 homes on La Palma Ln in Bay Colony, Pelican Bay’s gated enclave, you are selling into a lane with no active listing today and one MLS closing in the last 12 months, at $4,600,000. Start with a free Villa La Palma home valuation and Jesse will follow up with the closings that fit your home by size and month. Call Jesse direct at (239) 898-6072 to talk before you decide on a price.
Selling in Villa La Palma? Request a free home valuation or call Jesse direct at (239) 898-6072 to see your net at today’s sold prices. Buying in Villa La Palma? Call Marc at (239) 287-5873 or read how we represent buyers. We are Top 1% Real Estate Agents Nationally Since 2008.
The Villa La Palma neighborhood assessment, set each year by the Bay Colony Community Association’s Board with the Neighborhood Committee’s advice, may pay for the private road, lakes, landscaping, lights, mailboxes and exterior maintenance, but the Association does not publish the amount, and the covenants say it may, but is not obligated to, provide those services.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
We found no published Villa La Palma assessment, budget or reserve schedule, and our MLS pull did not include an association-fee field, so this page prints no neighborhood assessment figure. The covenants and the statutes say how the charge is built, and the budget in the resale package states the amount for a specific home. A buyer should read it before the contract’s review period ends.
The covenants define the Annual Assessment as the Neighborhood Assessments for Neighborhood Expenses, plus the Base Assessment defined in the Bay Colony Declaration, plus any annual Foundation assessment collectible by the Association. The Board of Governors sets it with the advice of the Neighborhood Committee, and neighborhood assessments apply equally pro rata to each site, so all 22 homeowners pay the same neighborhood share regardless of home size.
Article 4.3 says neighborhood expenses may include: road, sidewalk and street sign maintenance; waterscape and fountains; routine scheduled landscape maintenance on individual sites except specialty plantings; lakes and seawalls; entry landscape; neighborhood light fixtures; routine scheduled exterior building maintenance, which may include painting, pressure cleaning, pool and spa cleaning and window washing; security services unique to the neighborhood, if any; common utilities and irrigation; insurance, if any; social activities, if any; administration; mailboxes; common-area property taxes and Pelican Bay Services Division taxes; and bulk cable TV. We checked that list on the recorded page image, and none of those lines was struck by the 2019 or 2021 amendments.
Article 7.2 says the Association, with the Neighborhood Committee’s advice, may, but shall not be obligated to, provide maintenance services paid by neighborhood assessments, including those in Article 4.3. The list is a menu of what the assessment can fund, not a guarantee of what it does today. A buyer who wants exterior painting, pool service or window washing included should ask for the current budget line by line, because the documents do not promise any of them.
Article 4.4 requires an adequate reserve fund for replacement and capital refurbishment of the neighborhood common areas, in an amount the Association sets with the Committee’s advice, and says the reserves are the Association’s exclusive property: no owner has a claim to them. A seller cannot sell a share of reserves, and a buyer should ask what the reserve funds today and what is planned for the roads, lakes and fountains.
Article 4.5 obliges owners to pay special assessments levied under the governing documents against individual sites, a group of sites or all sites. Article 8.2 requires a special assessment within 90 days when casualty damage to the common areas exceeds insurance, and Article 7.2 requires the vote of 75 percent of the sites, in addition to Board approval, for a structural change to the common areas that costs more than $10,000, except in an emergency. A buyer underwriting a home here should hold a cushion for a special assessment, especially after a storm year.
Under the Bay Colony Declaration, an unpaid assessment is a continuing lien on the site, collection remedies start 15 days after a payment is due and can include acceleration of the rest of the year’s assessment, and the Association may sue or foreclose. Section 720.3085 of the Florida Statutes adds that a buyer is jointly and severally liable with the previous owner for assessments that came due before the transfer of title. That is the reason an estoppel certificate belongs in every contract.
Three documents state the real charge for a specific home: the statutory disclosure summary under section 720.401, which a seller must give a buyer before the contract is signed; the Association’s budget; and the estoppel certificate under section 720.30851, which the Association must deliver within 10 business days and which states the regular assessment, what is paid through, other fees due and whether any rule requires Board approval of a transfer. Ask for all three in week one.
Selling in Villa La Palma? Request a free home valuation or call Jesse direct at (239) 898-6072 to see your net after the fee stack. Buying in Villa La Palma? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
A Villa La Palma owner pays up to five layers: the neighborhood assessment, the Bay Colony base assessment, the Pelican Bay Foundation assessment of $3,435 for FY2027, the county’s Pelican Bay Services Division assessment of $1,250.00, and, at purchase, the Foundation’s $15,000 resale capital assessment 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 separates what is published from what is not, with the year beside every figure.
| Layer | Charge | Year | Status |
|---|---|---|---|
| Villa La Palma neighborhood assessment | Not published | Not applicable | Ask for the budget and the estoppel |
| Bay Colony Community Association base assessment | Not published | Not applicable | Part of the Annual Assessment under the covenants |
| Pelican Bay Foundation annual assessment | $3,435 per unit: $2,180 operating, $497 replacement reserve and $758 bulk media | FY2027 | Billed directly to single-family owners, or collected by the Association; the estoppel shows which |
| Pelican Bay Foundation resale capital assessment | $15,000, paid by the buyer, for deeds recorded on or after 10/1/2026 | 2026 | Rises 3.5 percent each October 1 from 2027, per the Foundation’s realtors page |
| Pelican Bay Services Division, county | $1,250.00: $789.07 operations and maintenance plus $460.93 capital and projects | FY2027 | Published on the county’s PBSD page |
| Foundation estoppel | $250 seller cost, plus $100 optional expedite | 2026-2027 form | Published by the Foundation |
| Bay Colony Beach Club Fee | Payable to the developer on initial conveyance only | Not applicable | Does not apply on a resale under the covenants’ definition |
The Foundation’s $3,435 is the sum of $2,180 operating, $497 replacement reserve and $758 bulk media (2,180 plus 497 plus 758), or $858.75 a quarter. The county’s $1,250.00 is $789.07 plus $460.93. The resale capital assessment steps from $15,000 to $15,525 on October 1, 2027 ($15,000 times 1.035). We show these sums to size the layers, not as a budget: the neighborhood assessment and the Bay Colony base assessment, which no one publishes for Villa La Palma, are not in them.
The Foundation’s 2026-2027 estoppel form says that when a unit is a condominium, the condominium association pays the Foundation’s bill, and when it is a single-family or commercial property, the owner pays it directly. Villa La Palma’s homes are single-family, but the 2019 covenants say the Association may collect any annual Foundation assessment as part of the Annual Assessment. We therefore do not say which path applies to a given home; the estoppel certificate shows who bills it, and the amount ($3,435) is the same either way.
The $15,000 resale capital assessment applies by deed recording date, not contract date. A closing that records on September 30, 2026 sits under the old schedule of $10,000 and one that records on October 1 sits under the new one, a $5,000 difference. The Foundation’s estoppel form makes the assessment a buyer cost due at closing, with a copy of the warranty deed and settlement statement mailed to the Foundation. The Foundation’s Bylaws Section 7.04 exempts a one-time move within the community, and the exemption carries a $1,000 processing fee, also a buyer cost on the 2026-2027 form. Ask the title company for the recording timeline before you set a closing date near an October 1 deadline.
A seller pays the Foundation’s $250 estoppel processing fee, plus $100 if the buyer wants the estoppel in three business days, and $500 if the seller does not return all Foundation ID cards. The estoppel form lists those three as seller costs due at closing. Get the cards back from tenants and family members before the closing date.
The Foundation’s 2026-2027 estoppel form says the Foundation does not require approval for a transfer of a unit and has no right of first refusal. Villa La Palma’s covenants contain no approval-of-sale clause or right of first refusal either, as the next sections explain, so a Villa La Palma sale is a sale between buyer and seller with a disclosure, an estoppel and a title search, not a board interview.
The Pelican Bay Services Division is a county advisory board with its own page on collier.gov, and that page publishes the FY 2027 assessment as $789.07 for operations and maintenance and $460.93 for capital and projects, $1,250.00 in all. We do not state how the county allocates that assessment to a home, so a buyer should read the tax bill and ask the title company. The covenants separately say neighborhood expenses may include the common areas’ share of Pelican Bay Services Division taxes.
Section 720.30851 of the Florida Statutes caps what an association may charge for an estoppel certificate at $250 when no delinquency exists, with an additional $100 for delivery within three business days and an additional fee of up to $150 when an amount is delinquent, and it requires adjustment every five years for inflation. As we read the state’s current adjusted caps, the figures are about $299, $119 and $179. The Association’s actual charge is stated on its estoppel.
Selling in Villa La Palma? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Villa La Palma? Call Marc at (239) 287-5873, or see how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.
The Villa La Palma at Bay Colony Neighborhood Covenants run twelve articles, recorded in 1995 and amended in 2019 and 2021, beneath the Bay Colony Declaration and the Pelican Bay Foundation’s documents. This guide reads each article for what it means to a seller or a buyer and names the clauses the covenants leave out.
Article I defines the terms, including the Declarant, the Community Association, the Neighborhood Committee and the Beach Club Fee. Article II describes the land as the 22-site platted lane and reserves to the developer a right to add or delete land that no longer matters now that the lane is built out. Article III ties the neighborhood to the Bay Colony Community Association and to the Pelican Bay Foundation, so a Villa La Palma owner belongs to three layers at once: the neighborhood, Bay Colony and the Foundation.
Article IV creates the neighborhood assessment that pays for the services the Association provides to the lane, and it lists in Article 4.3 the services the Association may provide. We explain the build, the menu and the lien in the assessment section above. The point to carry forward is that the covenants give the Association the right to levy and enforce the assessment, and the amount is a number for the Association’s budget and estoppel, not for any public page we found.
Article V is the longest article, with 44 sections, and it is where most owner questions land. It makes the Bay Colony Declaration’s Article III protective covenants part of the lane’s rules, then adds lane-specific ones. Use is single-family: one dwelling per site, and under Section 5.7 as amended in 2021 no dwelling may exceed two stories. A home business is allowed only if it is not detectable from outside the home. Subdividing a site is prohibited unless the county and the Association approve it. Every exterior change, from landscaping to a pool screen, goes through the design review process in the building section below.
The rules that surprise buyers most are these:
Article VI applies the covenants to tenants and sets the lease limits: written notice to the Association each time, a three-month minimum, a two-year maximum and one lease in any 12 months. We cover it in the rental section below because it is the rule investors ask about first.
Article VII splits the work. Each owner maintains the site and the home, including any tree on the site the Association does not maintain, and each owner pays separately metered utilities. The Association maintains the neighborhood common areas, may provide the Article 4.3 services with the Neighborhood Committee’s advice, and keeps any drainage the Pelican Bay Services Division does not. Structural changes to the common areas costing more than $10,000 need the approval of 75 percent of the sites in addition to the Board’s, except in an emergency.
Article VIII requires an owner whose home is damaged to rebuild or properly clear and restore the site in a reasonable time, and a rebuild must follow the approved models. Article IX sets the easements that matter on a lot-line lane: a maintenance easement of up to 10 feet over the neighbor’s site on a zero lot line side, a matching easement for roof overhangs up to 10 feet, an easement for minor encroachments from settlement, and easements for utilities, drainage and the Pelican Bay Services Division’s maintenance.
Article X lets the owners amend the covenants with the consent of two thirds of the sites and the ratification of a majority of the Association’s Board, which is how the 2019 and 2021 amendments passed. Article 11.1 assigns one property unit to each of the 22 potential dwellings. Article 11.2 runs the covenants for 30 years from recording, then renews them automatically for successive 10-year periods unless two thirds of the owners record a termination.
Article 11.10 lets the Association enforce the covenants, with the prevailing party recovering costs and attorney fees, and Article 11.11 lets it fine an owner, or a family member, guest, tenant or invitee of the owner, after reasonable notice and an opportunity to be heard. Section 720.305 of the Florida Statutes sets the state’s framework for homeowners’ association fines, including a default limit of $100 per violation, a $1,000 aggregate limit unless the governing documents provide otherwise, and 14 days’ written notice of a hearing before a committee. The Association’s own fine schedule is a rule we did not find published.
Article XII gives the lane its own voice. The owners meet each March, elect a five-member Neighborhood Committee to staggered two-year terms, and hold meetings of the committee at least quarterly that are open to every owner. The committee decides the nature and extent of the services the Association provides to the lane beyond the services every Bay Colony member receives, and it advises the Board but cannot bind it. Minutes are kept at least seven years and are open to owners.
Three omissions matter for a sale. The neighborhood covenants contain no clause requiring the Association’s approval of a buyer, no right of first refusal and no age restriction. They also contain no pet clause of their own, which sends a reader to the Bay Colony Declaration, and no short-term rental rule beyond Article VI’s lease limits. We say what we read: a clause in a document we did not read, or an amendment recorded after the 2021 Second Amendment, would change this list, so the title search matters.
The 1989 Bay Colony Declaration is the senior document, and Villa La Palma’s Section 5.1 incorporates its Article III protective covenants by reference. It is where the committees (the New Construction Committee and the Modifications Committee) come from, where the deemed-rejection clock of 31 days sits, and where the sign and pet rules live. A buyer should read the neighborhood covenants and the Bay Colony Declaration together, because the neighborhood document says “as set forth in Article 3.02 of the BC Declaration” more than 30 times.
Selling in Villa La Palma? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying in Villa La Palma? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. We are Top 1% Real Estate Agents Nationally Since 2008.
A sale in Villa La Palma needs no Association approval of the buyer in the covenants we read, but it does need a statutory disclosure summary before the contract is signed, an Association estoppel, a Foundation estoppel and a title search. The steps follow, with the dollar amounts and the documents that govern them.
The neighborhood covenants contain no sale-approval clause, no right of first refusal and no screening interview, and the Foundation says on its own estoppel form that it requires no approval of a transfer and has no right of first refusal. That differs from the condominium towers in Bay Colony, where a Board approval can take 30 days. A buyer in Villa La Palma is approved by the closing agent, not by a committee. The Association’s estoppel will state whether the Association itself claims an approval or first refusal right, because Section 720.30851 requires the form to ask.
Section 720.401 of the Florida Statutes requires the seller to give a prospective buyer a disclosure summary for a parcel governed by covenants subject to the section before the buyer signs the contract. If the summary is not provided before the buyer executes the contract, the buyer may void the contract by written notice within 3 days after receiving the summary, or before closing, whichever comes first. The right cannot be waived. The summary describes the assessments, the other charges and the rules the buyer takes on, so we put the Association’s budget, the neighborhood assessment and the Foundation assessment in front of the buyer at the first showing.
An estoppel certificate is the Association’s written statement of what the owner owes it and what it knows about the home. Under Section 720.30851 the Association must deliver it within 10 business days after a written or electronic request, and the statute caps what it may charge at $250 with no delinquency, plus $100 for delivery within 3 business days, plus up to $150 more if an amount is delinquent. As we read the state’s current adjusted caps, the figures are about $299, $119 and $179. The Association’s actual charge is stated on its form, and the contract says who pays. We order the certificate on the day the contract is signed.
The Pelican Bay Foundation issues its own estoppel for $250, paid by the seller, with an optional expedite for $100 that delivers it in 3 business days. The resale capital assessment is $15,000 for deeds recorded on or after October 1, 2026, and it is a buyer cost payable at closing under the Foundation’s FY 2027 form. A seller who is deciding between a September and an October closing should read the recording-date section above, because the date the deed records, not the date of the contract, selects the amount.
The closing agent’s title search will show the 1995 covenants, the supplements, the 2019 and 2021 amendments, the Bay Colony Declaration and the Foundation’s declaration, as well as any easement or lien on the specific site. In Collier County the buyer customarily pays for the owner’s title policy, and the seller pays documentary stamp tax on the deed at $0.70 per $100 of price, which we price in the closing-cost section below.
Section 720.3085 makes a buyer jointly and severally liable with the previous owner for the previous owner’s unpaid assessments that came due up to the time of transfer, which is why the estoppel’s balance figure matters. The Bay Colony Declaration lets the Association begin collection after 15 days and accelerate the year’s assessment, so the estoppel date and the closing date should be close.
The Bay Colony Declaration limits a sign to one per plot, bars a sales price on a sign and bars For Sale or For Rent signs on a structure or in a window, and the neighborhood covenants bar realtor signs without approval under Section 5.23. In practice we market Villa La Palma homes with private showings arranged by appointment, and we confirm the gate arrangements with the Association before the first showing, because the lane sits behind Bay Colony’s staffed entry.
We write the contract with a title company that has closed in Bay Colony, order both estoppels the day the contract is signed, hand the buyer the disclosure summary and the covenants before the contract, and set the closing date after the deed-recording threshold the buyer and seller want. With no Board approval in the covenants, a Villa La Palma closing is a normal Collier County closing plus two estoppels and a title search, not a board interview.
Selling in Villa La Palma? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Villa La Palma? Call Marc at (239) 287-5873, or see how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.
Villa La Palma at Bay Colony is not a 55+ community in any document we read. The neighborhood covenants contain no age restriction, no minimum age for residents and no limit on children, and the Foundation’s documents we read do not add one. The covenants regulate the home and the site, not the age of the household.
The neighborhood covenants restrict each site to a single-family detached or attached residence designed for and occupied by one family. That is a use rule, not an age rule. We searched the 1995 covenants, the 2019 First Amendment and the Bay Colony Declaration for the words “age”, “55”, “62” and “adult” and found no age-restricted housing clause. As we read fair housing law, housing for older persons is a narrow exemption that depends on a community meeting legal tests and stating its intent, and we found no such statement for the lane.
Section 5.11 of the covenants itself describes the residents as predominantly seasonal, which is why construction stops from January through March. A seasonal lane is a lane whose owners are often away in summer, and it is not a lane limited by age. A buyer who wants to know how many neighbors are in residence year-round should walk the lane in August and again in February.
We describe the property, not the people who live in it. Federal and Florida fair housing law bar discrimination in housing based on race, color, national origin, religion, sex, familial status, disability and other protected classes, and HUD’s fair housing overview explains the federal law. If a buyer asks us who lives on the lane, our answer is that we describe the home, the covenants and the record, and a buyer can walk the lane at any hour to see for themselves.
A Villa La Palma owner may lease the home, but only under Article 6.2 of the neighborhood covenants: written notice to the Association, a term of three months to two years, and one lease in any 12 months. The Foundation’s separate cap of two leases a year yields to the neighborhood’s stricter rule.
Article 6.2 says each time an owner leases the home the owner must give written notice to the Association and the Neighborhood Committee, with the lessee’s name and address, on the Association’s forms. No lease may run less than three months or more than two years, and an owner may lease the home only once in any 12-month period. If a tenant defaults and the lease ends early, the Board of Governors may permit a second lease within the 12 months in its sole discretion.
| Term | Villa La Palma rule | Source |
|---|---|---|
| Minimum lease | 3 months | Article 6.2 |
| Maximum lease | 2 years | Article 6.2 |
| Leases per 12 months | 1, with a second allowed at the Board’s discretion after an early default | Article 6.2 |
| Notice | Written notice to the Association and the Neighborhood Committee each time | Article 6.2 |
| Tenants bound by the covenants | Yes | Article 6.1 |
| Owner’s use of the Beach Club during a lease | Suspended unless the Association authorizes otherwise | Article 6.5 |
| Association’s power against a tenant | Enforce the rules, evict under Florida law, collect rent directly for delinquent assessments | Article 6.4 |
The Pelican Bay Foundation recorded a leasing amendment on May 28, 2019. It says that unless the neighborhood covenants provide otherwise, no single-family dwelling may be leased more than two times per calendar year. Villa La Palma’s covenants do provide otherwise, with one lease per 12 months, so as we read the two documents the stricter neighborhood rule is the one that bites. A tenant also needs the Foundation’s lease process: the 2027 lease application packet describes a $500 non-refundable processing fee, a limit of two renter cards, submission 30 days ahead, and coverage of extensions beyond two weeks.
A three-month minimum rules out weekly and monthly rentals on the lane. The Foundation’s amendment defines a lease broadly enough to include arrangements of the Airbnb and VRBO type, so a buyer who wants a short-term rental should not buy on Villa La Palma. We say so plainly because the question comes up on every call about a lane near the beach.
Article 6.5 suspends the owner’s right to use the Beach Club and other recreational facilities during a lease unless the Association authorizes otherwise. For a buyer who is buying partly for beach access, a leased year is a year without it. The Bay Colony Beach Club page describes the club’s dining, pool and beach service, and the amounts members pay are not published on a page we could read.
Article 6.4 lets the Association enforce the covenants against a tenant and evict a tenant who breaks them, with costs and attorney fees owed by the party the Association proves against. The owner who leases is the owner the Association collects from, which is why a lease needs a clause that passes fines and damages to the tenant.
A Villa La Palma home can carry a seasonal tenant for three to six months, or a one-year or two-year tenant, but not two tenants in a year in the ordinary case. With home prices from $2,750,000 to $5,250,000 in the 60-month file, the rental income cannot be the reason to buy. We run the numbers with investors before they offer, and we recommend an attorney review the lease form.
Selling in Villa La Palma? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying in Villa La Palma? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Villa La Palma at Bay Colony has no pet clause of its own in the neighborhood covenants, so the Bay Colony Declaration’s rule applies: commonly accepted household pets such as dogs and cats, in reasonable numbers, contained on the owner’s plot. The Pelican Bay Foundation adds leash rules for its common areas.
Section 5.1 of the neighborhood covenants incorporates the Bay Colony Declaration’s Article III. Section 3.19 of that declaration allows commonly accepted household pets, such as dogs and cats, in reasonable numbers, and requires every animal to be contained on the owner’s plot and not allowed to roam or disturb other owners. It bars obnoxious animals, fowl and reptiles and leaves the determination to the Declarant. The Bay Colony Declaration also bars dog runs without approval.
The Foundation’s rules say a pet must be vaccinated, must be under its person’s control, and must be harnessed, leashed, caged or tethered on Foundation property, with leashes no longer than six feet and no retractable leashes on the berm. Pets are not permitted in dining, bar or kitchen areas, the Community Center meeting rooms, activity rooms and fitness areas, Foundation or county beaches, trams or boardwalks. The Board can revoke a pet’s access after repeated violations.
We did not find a numeric limit on pets, a breed or weight restriction, or a registration process for the lane. “Reasonable numbers” is decided by the Declarant under the Bay Colony Declaration, and in practice by the Association now. A buyer with several animals or a larger breed should ask the Association for its written position before an offer, not after.
The Foundation’s rules treat certified service animals and emotional support animals like pets unless the Foundation approves a reasonable accommodation, which can give expanded access to certain common areas. Federal fair housing law requires reasonable accommodations in housing for people with disabilities, and HUD’s overview explains it. We do not decide who qualifies, and a buyer with an assistance animal should ask the Association in writing.
Ask the Association for its current pet position in writing, ask whether any rule or guideline limits animals beyond the declaration, and ask whether any pond, dock or water feature rule on the lane limits pets near the water. The water features behind each villa are the Association’s common areas, so a dog off a leash near them is a conversation the Association has.
Villa La Palma’s covenants set daily rules that are easy to break: no realtor signs without approval, boats, trailers and golf carts kept inside a structure, no more than three vehicles overnight in a driveway, trash set out only the night before, and on-street parking from 6 a.m. to midnight. This section lists them by section number.
Section 5.43 bars commercial vehicles, other than service vehicles temporarily present, and requires boats, trailers, campers, mobile homes, motor homes, buses, truck campers, mopeds, golf carts, motorcycles and disabled, inoperative or unlicensed vehicles to be kept fully enclosed in a structure, with an open carport not counting. No more than three vehicles may be parked overnight in a driveway without the Association’s written consent. On-street parking is permitted from 6:00 a.m. until midnight, subject to local ordinances, and parking on lawns or landscaped areas is prohibited. A separate Section 5.33 on parking repeats the ban on motor homes, campers and business vans overnight, and its wording on pick-up trucks and motorcycles reads as if it was edited, so we do not rely on it.
Section 5.21 allows removal from the front yard if side or rear service is unavailable, with containers put out no sooner than the night before and removed no later than the night of pickup day. Each home must have fully enclosed storage for garbage containers.
Section 5.23 bars signs of any kind, including those of realtors, contractors and construction lenders, without approval, and the approval may restrict size, color, lettering, placement and duration. The Bay Colony Declaration’s Section 3.14 adds that a sign may not state a price, may not be on a structure or in a window, and is limited to one per plot.
Flags, play equipment and mailboxes each have their own section: Section 5.38 on flags, Section 5.39 on play equipment and Section 5.17 on mailboxes, which is a uniform-design rule. Section 720.304 of the Florida Statutes lets a homeowner display up to two portable, removable flags of the kinds it lists, such as the U.S. flag and the Florida flag, no larger than 4.5 by 6 feet, even where a rule would otherwise bar them. A buyer with a permanent flagpole or a play structure should ask the Association for its written rule before installing.
Section 5.22 requires approval of outside antennas and dishes, which must be hidden or disguised, and Section 5.18 requires exterior lights to meet uniform standards. Under Sections 5.19 and 5.41, storm shutters are acceptable in concept if design and color are approved, laminated glass or security film may be required as an alternative, and temporary shutters are allowed during a storm threat while permanent ones need approval.
Bay Colony has a staffed private entry, and the Association and the Foundation, not the neighborhood covenants, set guest procedures. The Foundation’s rules allow six guests a day per member and offer Unaccompanied Guest Cards for stays of 2 to 30 days. We found no published Bay Colony gate procedure, so a buyer should ask the Association how guest lists, vendors and deliveries are handled.
A Villa La Palma owner who builds, renovates or rebuilds needs design review approval under the Bay Colony Declaration, may not use contractors from January through March, may be required to post an assurance deposit, and must follow one of three original models when rebuilding. These rules are in Article V and Article VIII.
Section 5.2 requires approval under Section 3.02 of the Bay Colony Declaration before any structure or landscaping is commenced, erected, improved or altered, and before any grading, excavation, tree removal or change of exterior color. The Neighborhood Committee may consult the Design Review Modifications Committee, and the Bay Colony Declaration’s committees must act within 31 days or the request is deemed rejected. The Bay Colony Declaration does not restrict interior remodeling by itself, but the Seasonal Period rule below does reach interior alterations that use contractors.
Section 5.11.e(1) bars construction or construction activity on any site in January, February and March of each year, which it calls the Seasonal Period. The covenants state the reasons: the configuration of the sites, limited parking and staging areas and the predominantly seasonal nature of the residents. The ban covers using contractors for interior or exterior alterations, new construction, demolition or site clearing. It does not cover maintenance. The Design Review Committee may permit the work in the Seasonal Period for a hardship, such as an emergency, a casualty or an event beyond the owner’s control, and only to the extent necessary.
Section 5.11.d allows construction only during the hours the Association sets. Section 5.11.a requires the site to be kept neat and bars temporary trailers without approval, and construction vehicles may not block the roadway. If an owner’s contractors damage a common area, Section 5.11.c makes the owner liable and the cost a special assessment with a lien.
Section 5.11.e(2) lets the Association or the Design Review Committee require a cash deposit, letter of credit or performance bond from an owner or the owner’s contractors, to assure timely completion, landscaping and upkeep after a demolition, and repair of any damage to common areas or neighboring easements. The amount comes from guidelines the Association adopts, which we did not find published.
Section 5.11.b gives the Association the right to step in, after notice, if construction is discontinued, is not completed in a reasonable time, shows no substantial progress for 60 days, or if a full reconstruction is not completed within 18 months of starting. The owner pays the Association’s costs, including attorney fees, as a lien on the site.
As amended in 2021, Section 5.11.f and Article 8.1 allow a rebuilt home to follow only one of the three original models (the Villa Castile, the Villa Madrid or the Villa Seville), with approval, and Article 8.1 requires an owner whose home is destroyed to rebuild or clear the site and restore it. A buyer who wants to tear down and build a custom home should ask the Association in writing what it would approve, because the covenants point to the original models.
Section 5.9 requires a landscape and irrigation plan approved under the Bay Colony Declaration and bars changes to the trees the Declarant planted without approval. Under the 2021 amendment, a site cleared by a voluntary removal that is not under reconstruction within 30 days must be sodded, irrigated and maintained.
Association approval does not replace a county permit. Section 5.11.g says approval does not eliminate the owner’s duty to obtain governmental approval and becomes void if the county finally denies a building permit. Collier County’s permit portal is where a buyer or contractor checks the address.
Section 3.5 of the covenants provides for variances for hardship. A buyer whose plan needs relief should ask the Association how it has handled variances on the lane before relying on one.
Selling in Villa La Palma? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Villa La Palma? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Both of us are Top 1% Real Estate Agents Nationally Since 2008.
FEMA’s flood map, effective February 8, 2024, shows Zone X at all six Villa La Palma lane addresses we queried, with no base flood elevation published there, and Collier County’s evacuation layer places the lane’s midpoint in Zone A. Zone X is outside FEMA’s Special Flood Hazard Area, which does not mean no flood risk.
We queried FEMA’s National Flood Hazard Layer on October 7, 2026 at six Villa La Palma lane addresses, chosen to cover the northern end, the middle and the western end of La Palma Ln. All six fall in Zone X, shaded as the 0.2 percent annual chance flood hazard in a coastal zone, and none carries a published base flood elevation. The points fall on two map panels, 12021C0189J at the lane’s northern end and its western address, and 12021C0377J, both effective February 8, 2024. One address point does not settle a home’s zone, and a lender or insurer will use a survey and an elevation certificate for the specific home.
FEMA defines base flood elevation as the water surface elevation of a flood with a 1 percent chance of being equaled or exceeded in any year, and its flood-zones page defines the Special Flood Hazard Area, the zones in which flood insurance is mandatory for federally backed mortgages. Zone X as shaded on this map is outside that area. Outside it, the federal mandatory purchase requirement does not apply, though a lender may still ask for coverage and a buyer may want it, which is a question for a flood insurance agent and a quote on the specific home.
Section 5.10 of the neighborhood covenants requires the minimum elevation of the lowest habitable finished floor of a dwelling to meet the greatest of three standards: the flood plain elevation FEMA sets on the flood insurance rate maps, the minimum finished floor elevation of the Southwest Florida Water Management District, and the minimum finished floor elevation of Collier County. It also bars changes to the drainage or water management areas without approval. A rebuild or addition is therefore designed against the map in force when the plans are filed.
Collier County’s August 19, 2026 release says an updated Flood Insurance Rate Map is nearly complete, that the preliminary map was released March 20, 2025, that a 90-day appeal period begins August 19, 2026, and that the target for the new map to become effective is summer 2027, when new flood insurance requirements are applied. A target date can change. We did not compare the lane’s coordinates against the preliminary map and make no claim about a new zone; the county points to FEMA’s Map Service Center for the preliminary map, and a buyer can look up the address there.
Collier County’s emergency management page provides an evacuation zone lookup by address, and the county’s evacuation zone layer, queried on October 7, 2026 at the lane’s midpoint, returns Zone A, the county’s first evacuation zone. We queried one point, so confirm the address you are buying. An evacuation zone is about storm surge risk and the timing of an evacuation order, not about FEMA’s flood insurance zone, so a home can be in Zone X and Zone A at once. Florida Disaster’s Know Your Zone tool is the state’s version of the lookup.
The National Hurricane Center’s Ian report states maximum inundation of 8 to 12 feet above ground level in Estero, Bonita Beach, Bonita Springs and North Naples, and 6 to 9 feet above ground level in Naples, with the tide gauge on the Naples Pier reading 6.18 feet above mean higher high water before it was destroyed. The report gives no height at the lane’s address. The lane’s own storm damage, repair cost and insurance claims are not in any public record we found, so we state none.
The neighborhood covenants title Article VIII casualty insurance and destruction of improvements, and the operative text deals with rebuilding and with special assessments for casualty damage to the common areas, not with a policy an owner must carry. Section 5.29 bars any action by an owner that raises the rate of a policy covering the Association or the neighborhood. Article 4.3 lists neighborhood insurance expenses, if any, among the costs the neighborhood assessment may fund. Section 8.3 of the Bay Colony Declaration is headed Insurance, and the clerk image of that page did not give us readable text, so we state no requirement from it. Ask for the Association’s current certificate of insurance and for its named-storm deductible in the resale package.
Each owner maintains and repairs the home and site under Article VII, so each owner’s homeowner’s policy is the main protection for the dwelling. A buyer should ask an insurance agent for quotes on windstorm, wind-driven rain, flood and liability for the specific home, hold a cushion for a special assessment if a storm damages the common areas beyond insurance, and read Section 689.302, which requires a flood disclosure at or before the time the sales contract is executed. The Florida Office of Insurance Regulation publishes guidance for homeowners on the market.
Sections 5.19 and 5.41 treat storm shutters as acceptable in concept if their design and color are approved, allow temporary shutters while a storm threatens, require approval for permanent ones, and say laminated glass or security film may be required as an alternative. An owner’s hurricane protection is the owner’s cost. A buyer replacing windows or doors should apply for approval first under the design review process.
Under Article 8.1, an owner whose home is damaged must commence repair or rebuilding within a reasonable time and carry it on diligently, or clear the damaged structure and restore the site to the Association’s satisfaction. A destroyed home must be replaced with an identical structure or one the Association approves, and the 2021 amendment limits a rebuild to the original models. Article 8.2 makes the shortfall on damage to the neighborhood common areas a special assessment, levied within 90 days of the damage.
Selling in Villa La Palma? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Villa La Palma? Call Marc at (239) 287-5873, or see how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.
Villa La Palma at Bay Colony is a Chapter 720 homeowners’ association neighborhood of detached homes, not a condominium, so Florida’s milestone inspection law and the structural integrity reserve study requirement, which govern condominium and cooperative buildings of three stories or more, do not apply to it. This section explains what applies instead.
Section 553.899 of the Florida Statutes requires a milestone inspection of a building that is three habitable stories or more in height and is subject, in whole or in part, to the condominium or cooperative form of ownership under Chapter 718 or Chapter 719. The first inspection is due by December 31 of the year the building reaches 30 years of age, and then every 10 years. A detached villa governed by a homeowners’ association is outside both tests: it is not a condominium or cooperative, and Section 5.7 of the covenants caps the dwellings at two stories.
The structural integrity reserve study requirement sits in Section 718.112, which governs condominium associations. By its own terms, the paragraph does not apply to buildings less than three stories in height, to single-family dwellings with three or fewer habitable stories above ground, or to any component of a building that has not been submitted to the condominium form of ownership. A Villa La Palma home meets all of those exclusions, so the lane has no such study.
The neighborhood covenants state that the Bay Colony Community Association is not a condominium association, and the Florida Division of Corporations lists the Association as Bay Colony Community Association, Inc., a not-for-profit corporation active since 1988, with no separate entity for Villa La Palma. We found a different corporation for the seven-story Mansion La Palma condominium next door, which is why the two properties follow different statutes.
Chapter 720 governs homeowners’ associations. Section 720.303 requires an annual budget, which may include reserve accounts for capital expenditures and deferred maintenance, requires the association to keep official records for at least 7 years and to make them available to a parcel owner within 10 business days of a written request, and requires financial reporting. Section 720.305 governs fines and Section 720.3085 governs assessment liens. Reserves in a homeowners’ association budget depend on how the budget and the governing documents treat them, and Article 4.4 of the covenants provides for a reserve fund for the neighborhood common areas, in an amount the Association determines with the Neighborhood Committee’s advice.
We do not state what the Association’s records contain. Those records are open to members on request under Section 720.303, and a buyer’s agent cannot see them without the owner’s cooperation. A buyer should ask the seller, in writing, for the current budget, the reserve schedule if any, the latest financial statement and the minutes of the last year’s Neighborhood Committee and Board meetings.
The Association’s estoppel certificate under Section 720.30851 states what the owner owes and whether the Association claims any approval or first refusal right, and its fee is capped at $250 with no delinquency, plus $100 for expedited delivery and up to $150 more when an amount is delinquent. As we read the state’s current adjusted caps, the figures are about $299, $119 and $179. The Foundation’s own estoppel is $250, paid by the seller, with an optional $100 expedite.
Collier County Public Schools’ address lookup assigns all 22 Villa La Palma addresses to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for 2026-2027, with no rezone flag. The district’s school grade table lists an A for each of the three in every year from 2021 through 2025, and assignment can change.
| School | Level | 2026-2027 hours | Drive from the lane |
|---|---|---|---|
| Sea Gate Elementary | Elementary | 8:25 a.m. to 2:55 p.m. | 9.6 minutes, 4.2 miles |
| Pine Ridge Middle | Middle | 9:05 a.m. to 3:50 p.m. | 10.3 minutes, 4.7 miles |
| Barron Collier High | High | 7:10 a.m. to 2:05 p.m. | 12.9 minutes, 6.0 miles |
We queried the district’s address lookup service on October 7, 2026 for the lane’s 22 addresses and got the same three assignments for all of them, with no rezone flag for the 2026-2027 year. Hours come from the district’s 2026-2027 student start and dismissal times page. Drive times are free-flow off-peak estimates from the lane’s midpoint, not school-day traffic.
The district’s published grade table lists state grades for SY21 through SY25, and its attendance-boundary page lists any rezoning. Neither is a guarantee for a future year, and a buyer for whom a school matters should call the district with the address before an offer.
Collier County also has charter, magnet and private schools, which this page does not rank. Buyers who want a specific school should verify admission rules directly with it.
The Collier County Clerk’s records on Villa La Palma include the 1995 plat, the 1995 covenants and two supplements, the 1996 supplement, the 2019 First Amendment and the 2022 recording of the Second Amendment. We did not search permits home by home, and Collier County’s permitting portal is where a buyer or contractor checks a specific address.
The clerk’s public records hold the plat (Plat Book 25, pages 76 to 78, recorded November 1, 1995), the neighborhood covenants (Official Records Book 2114, page 2192), the Seventh Supplement (Book 2114, page 2189), the 47th Amendment to the Pelican Bay Declaration (Book 2114, page 2187), the 1996 supplement (Book 2219, page 1786), the First Amendment (Book 5642, page 3312, recorded June 18, 2019) and the Second Amendment (Book 6116, page 1233, approved November 18, 2021 and recorded April 23, 2022). The links in the document table below open the clerk’s viewer.
The Second Amendment’s recital cites the First Amendment at Official Records Book 5462, and the clerk’s index and the recorded First Amendment show Book 5642. We read it as a transposition in the recital, and a title search resolves it by the instrument itself.
The clerk’s records also hold an agreement recorded for Mansion La Palma, the condominium beside the lane. We did not examine it and make no statement about its terms.
The county’s roll shows 9 of the 22 homes were built in 2010 or later, which means those homes have permit histories a buyer can request. We did not find a published list of residence-level permits, and a pending permit on a neighboring site is the kind of fact a buyer should check before an offer.
We did not find a public special-assessment resolution, a public record of the lane’s repair projects or the Association’s design guidelines of October 2021. Ask the Association for the current guidelines and for any open violation notice on the home.
The county’s Vanderbilt Beach Road widening, east of US 41, is the major project it announced this year. Villa La Palma itself is built out: the lane has 22 platted sites, all with homes on the 2026 roll, and we found no record of a new project proposed on the lane.
Collier County’s July 6, 2026 release says the contractor was issued a notice to proceed to widen about 1.8 miles of Vanderbilt Beach Road, from just east of US 41 to east of Goodlette-Frank Road, from four to six lanes, a project of about $28.4 million expected to take two years, weather permitting. It is a corridor project east of US 41, not a project in Bay Colony.
The county’s zoning layer places the lane in the Pelican Bay planned unit development, ordinance 04-59, with an Urban Residential Subdistrict future land use. At points around the lane, the county’s zoning layer shows a neighboring planned unit development named Miralia to the north and conservation land to the south and west. A buyer who cares about what could be built beside the lane should look up those districts at the county’s portal.
Mansion La Palma sits about 0.1 mile from the lane by straight line, and it is a separate seven-story condominium building with its own association, a different Florida corporation. Its rules do not apply to the villa lane, and the villa lane’s covenants do not apply to it.
The county’s preliminary flood map review, described in the flood section above, is the other change with a date attached, with a target effective date of summer 2027 that could move.
The county’s Pelican Bay Services Division page lists its board, meetings and the FY 2027 assessment of $1,250.00, made up of $789.07 for operations and maintenance and $460.93 for capital and projects. It is the place to check for district projects on Pelican Bay’s drainage, beach and landscape systems. We found no Villa La Palma specific project there.
Villa La Palma is about five minutes from Mercato and Whole Foods, seven minutes from the Pelican Bay Foundation’s Commons office, about nine minutes from Artis Naples and Waterside Shops, nine and a half minutes from NCH North Naples Hospital, 19 minutes from the Naples Airport and 38 minutes from Southwest Florida International Airport, on free-flow off-peak estimates.
| Destination | Minutes | Miles |
|---|---|---|
| Mercato and Whole Foods | 5.1 | 1.9 |
| The Commons, Pelican Bay Foundation office | 6.6 | 2.3 |
| Artis Naples | 8.5 | 3.7 |
| Waterside Shops | 8.9 | 3.8 |
| NCH North Naples Hospital | 9.5 | 4.0 |
| Sea Gate Elementary | 9.6 | 4.2 |
| Pine Ridge Middle | 10.3 | 4.7 |
| Barron Collier High | 12.9 | 6.0 |
| NCH Baker Hospital | 17.4 | 8.2 |
| Fifth Avenue South | 18.2 | 8.8 |
| Naples Airport | 19.1 | 9.9 |
| Southwest Florida International Airport | 37.9 | 26.4 |
The times are routing estimates from the Open Source Routing Machine at free-flow, off-peak speeds, measured from the lane’s midpoint to each destination as geocoded by the Census Bureau or OpenStreetMap, so season, traffic and the Bay Colony gate add to them. Use them to compare destinations, not to schedule a flight.
Bay Colony has a staffed private entry, and the Pelican Bay Foundation runs a tram inside the community. Guest access and gate procedures are the Bay Colony Community Association’s, and we found no published procedure.
The county’s fire district layer, queried at the lane’s midpoint, places it in the North Collier fire district. NCH North Naples Hospital is 9.5 minutes away on the free-flow estimate above, and Baker Hospital is 17.4 minutes away.
Section 5.11 of the covenants describes the residents as predominantly seasonal, and the lane’s rules assume it: contractors are barred in January, February and March, when owners are in residence, and the Association can enter a site for emergency repairs under Section 7.1. An owner who leaves for the summer should leave the Association written contact instructions and a plan for storm shutters and the landscape.
Selling in Villa La Palma? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying in Villa La Palma? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Villa La Palma at Bay Colony has 22 homes, tied with Oak Lake Sanctuary for the second fewest of the eight neighborhoods below after The Strand’s 10, and its 12-month median of $4,600,000 rests on a single Southwest Florida MLS closing. Only Bay Colony Shores, The Strand and Biltmore show higher 12-month medians.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Every closing count below covers the 12 months to September 30, 2026 from our neighborhood roster, and a count under 10 is a small sample. Units and years built come from our roster and the Collier County Property Appraiser, 2026 tax roll. Vizcaya’s roster window (2 closings at $4,400,000) matches the October 7 window in its own data, and the decision table below uses the October 7 figures.
| Neighborhood | Units | Product | Year built | 12-month closings (n) | 12-month median |
|---|---|---|---|---|---|
| Villa La Palma (this page) | 22 | Villa (single-family form) | 1996 to 2024 | 1, small sample | $4,600,000 |
| Vizcaya | 58 | Villa (single-family form, exterior maintenance) | 1991 to 2025 | 2, small sample | $4,400,000 |
| Bay Colony Shores | 65 | Single-family estate | 1991 to 2025 | 6, small sample | $7,950,000 |
| The Strand | 10 | Single-family estate (second gate) | 1996 to 2025 | 1, small sample | $21,000,000 |
| Mansion La Palma | 26 | Mid-rise (7 stories) | 1996 | 1, small sample | $1,900,000 |
| Coco Bay | 33 | Detached villa (gated) | 1994 to 1996 | 3, small sample | $2,500,000 |
| Oak Lake Sanctuary | 22 | Detached villa | 1991 to 1996 | 1, small sample | $1,825,000 |
| Biltmore | 75 | High-rise (22 stories), Gulf-front | 1997 | 6, small sample | $5,050,000 |
Vizcaya at Bay Colony is Villa La Palma’s closest rival on paper: another Bay Colony villa neighborhood governed by the same Association, with 58 homes built from 1991 to 2025 against Villa La Palma’s 22 homes built from 1996 to 2024. Villa La Palma’s roster median of $4,600,000 on one closing is $200,000 above Vizcaya’s $4,400,000 on two, and both are small samples, so the gap is a prompt to compare specific homes, not a ranking. The full side-by-side is in the Villa La Palma vs Vizcaya section below.
Coco Bay at Pelican Bay (3 closings, $2,500,000 median) and Oak Lake Sanctuary at Pelican Bay (1 closing, $1,825,000 median) are the other detached villa neighborhoods on our roster. Villa La Palma’s median is $2,100,000 above Coco Bay’s and $2,775,000 above Oak Lake Sanctuary’s, a gap that mixes lot and home size, age, the Bay Colony location and sample size, so we do not attribute it to any one cause. Oak Lake Sanctuary also has 22 homes, the same count as Villa La Palma.
Bay Colony Shores (6 closings, $7,950,000 median) and The Strand at Bay Colony (1 closing, $21,000,000 median) are the single-family estate neighborhoods on our roster. Their medians are $3,350,000 and $16,400,000 above Villa La Palma’s, which is the difference between a villa lane and an estate lot, and not a measure of which is the better buy.
Mansion La Palma, the seven-story condominium beside the lane, had one closing at $1,900,000 on our roster, and Biltmore at Bay Colony, the 22-story Gulf-front tower, had six at $5,050,000. Villa La Palma’s median is $2,700,000 above Mansion La Palma’s and $450,000 below Biltmore’s. A condominium and a detached villa follow different statutes and different fee structures, so the medians are context, not comparables.
Villa La Palma belongs to Bay Colony, which the Bay Colony Community Association describes as five neighborhoods, two villa and three estate, beside eleven condominium towers, and Bay Colony belongs to the Pelican Bay Foundation. For a buyer comparing a Bay Colony villa with a home elsewhere in Pelican Bay, the distinguishing facts are the Beach Club, the gates and the Bay Colony charges, which the table above does not show.
Selling in Villa La Palma? Get a free home valuation or call Jesse direct at (239) 898-6072 to see your net at today’s sold prices. Buying in Villa La Palma? Call Marc at (239) 287-5873 or read how we represent buyers. We are Top 1% Real Estate Agents Nationally Since 2008.
Villa La Palma and Vizcaya are both Bay Colony villa neighborhoods, but Villa La Palma is the 22-home lane and Vizcaya the 58-home one. Over 60 months Villa La Palma’s median is $4,116,000 on 6 closings against Vizcaya’s $5,000,000 on 10, and Villa La Palma’s median days on market is 120 against 64.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The table puts each neighborhood’s own figures side by side from our two data files. Every market row names its window and its number of closings, and a count under 10 is a small sample. Neither neighborhood had a closing entered after the sale, so no figure below is adjusted for that.
| What you are comparing | Villa La Palma at Bay Colony | Vizcaya at Bay Colony |
|---|---|---|
| Streets | La Palma Ln | Point Salerno, Via Vecchia, Vizcaya Way |
| Governing association | Bay Colony Community Association, Inc. (N26556), plus the neighborhood covenants | Bay Colony Community Association, Inc. (N26556) |
| Year built | 1996 to 2024 | 1991 to 2025 |
| Parcels on the 2026 roll | 22 residential | 58 |
| Product on our roster | Villa (single-family form) | Villa (single-family form, exterior maintenance) |
| Heated area on the roll | 2,604 to 4,279 sq ft, median 2,908 | 2,342 to 4,902 sq ft, median 2,803.5 |
| Closings, last 12 months (MLS) | 1, small sample | 2, small sample |
| Median sold, last 12 months | $4,600,000 (n=1) | $4,400,000 (n=2, mean of the middle pair $3,500,000 and $5,300,000) |
| Median price per sq ft, last 12 months | $1,194 (n=1) | $1,154 (n=2) |
| Closings, last 24 months (MLS) | 5, small sample | 4, small sample |
| Median sold, last 24 months | $4,600,000 (n=5) | $4,700,000 (n=4, mean of the middle pair $4,100,000 and $5,300,000) |
| Closings, last 60 months (MLS) | 6, small sample | 10 |
| Median sold, last 60 months | $4,116,000 (n=6, mean of the middle pair $3,632,000 and $4,600,000) | $5,000,000 (n=10, mean of the middle pair $4,700,000 and $5,300,000) |
| Price range, last 60 months | $2,750,000 to $5,250,000 | $2,753,075 to $6,500,000 |
| Median price per sq ft, last 60 months | $1,264 (n=6) | $1,304 (n=10) |
| Median days on market, last 60 months | 120 (n=6) | 64 (n=10) |
| Sale-to-list, last 60 months | 91.7 percent (n=6) | 93.4 percent (n=10) |
| Active or pending on October 7, 2026 | None | One pending, listed at $5,495,000 |
| Leasing | Three-month minimum, one lease in any 12 months | Not read for this page; see Vizcaya’s page |
Over 60 months Villa La Palma’s median is $884,000 lower ($5,000,000 less $4,116,000, or 17.7 percent of Vizcaya’s), while its median price per square foot is $40 lower ($1,264 less $1,304, n=6 and n=10), so per square foot the two neighborhoods sit within about 3.1 percent of each other. Over 24 months the gap narrows to $100,000 ($4,700,000 less $4,600,000), and over 12 months it reverses, with Villa La Palma $200,000 higher on one sale against two. The price ranges overlap from $2,753,075 to $5,250,000, so a Villa La Palma home can sell for more than a Vizcaya home and the reverse. Vizcaya’s homes sold faster over 60 months, 64 days against 120, and at a slightly higher share of final list price, 93.4 percent against 91.7. Villa La Palma turned over more of its homes: 6 closings on 22 parcels is 27.3 percent in 60 months, against 10 on 58, or 17.2 percent, for Vizcaya.
Villa La Palma suits a buyer who wants the smaller lane, 22 homes, with its own recorded covenants, a Neighborhood Committee that meets in the open each March, no Association approval of buyers in the covenants we read, and a rule that bars contractors for January through March. It also suits a buyer who values a home built in 2010 or later: nine of the 22 homes are, and the covenants limit rebuilds to three original models.
Vizcaya at Bay Colony suits a buyer who wants more homes to choose from, 58, whose sales have closed faster over 60 months, and who prefers a neighborhood our roster describes as a villa neighborhood with exterior maintenance. Vizcaya’s leasing, pet and fee rules are on its own page, and we do not state them here. Vizcaya at Burnt Store Isles is a different place in Punta Gorda, and it is not this Vizcaya.
Two small samples and a 60-month window for each cannot tell you what your home is worth, because a villa’s price depends on its size, lot, water view and condition. In Villa La Palma two 2,870 square foot homes sold 1,018 days apart within $7,000 of each other, and the 3,650 square foot home sold for $5,250,000 while a 3,377 square foot home sold for $2,750,000. Ask for the specific comparable sales, and ask us to read the documents of either neighborhood with you.
Owner in Villa La Palma? Request a free home valuation or call Jesse direct at (239) 898-6072. Thinking of buying in Villa La Palma? Call Marc at (239) 287-5873 and read how we represent buyers before you tour.
Villa La Palma and Mansion La Palma share a name and sit about 0.1 mile apart, but Villa La Palma is a lane of 22 detached villas under a homeowners’ association regime and Mansion La Palma is a seven-story condominium of 26 residences with its own association. They follow different statutes, fees and documents.
Villa La Palma is a platted neighborhood of 22 sites on La Palma Ln, with covenants recorded in 1995. Mansion La Palma is a seven-story condominium on our roster with 26 units, built in 1996, and the Florida Division of Corporations lists its association as a separate corporation, N95000001215.
A condominium is governed by Chapter 718 of the Florida Statutes, the chapter that brings milestone inspections, structural integrity reserve studies and the condominium estoppel cap of Section 718.116 to condominium buildings of three stories or more. Villa La Palma is governed by Chapter 720, which brings Section 720.30851 for estoppels, Section 720.305 for fines and Section 720.401 for the disclosure summary. A buyer who reads one building’s rules into the other will get the Board approval, the leasing rule and the fee wrong.
| What you are comparing | Villa La Palma | Mansion La Palma |
|---|---|---|
| Product | Detached villa (single-family form) | Mid-rise condominium (7 stories) |
| Units | 22 | 26 |
| Year built | 1996 to 2024 | 1996 |
| Association | Bay Colony Community Association, Inc. (N26556) and the neighborhood covenants | Its own condominium association (N95000001215) |
| Closings, last 12 months (roster) | 1, small sample | 1, small sample |
| Median, last 12 months (roster) | $4,600,000 | $1,900,000 |
Check three things on a listing or a contract: the property type (a detached home or a condominium unit), the street (La Palma Ln for the villas) and the association named in the estoppel. A condominium unit will name a condominium association, and a villa will name the Bay Colony Community Association. Mansion La Palma has its own page on our site, and we do not state its rules here.
The two sit within a few hundred feet of each other, the names differ by one word, and both are in Bay Colony. A search for either name returns both. When we show a buyer one, we confirm in writing which one it is before any offer.
Selling in Villa La Palma? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying in Villa La Palma? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Owning in Villa La Palma at Bay Colony offers a detached villa on a private lane of 22 homes, no Association approval of buyers in the covenants, and a record of price growth, and asks the owner to accept a thin resale market, a January to March contractor ban and a one-lease-a-year rule. Weigh both lists against the documents.
A buyer who wants a quiet, small lane with a Bay Colony address and does not plan to rent will find the cons manageable. A buyer who wants rental income, a fast renovation in winter or a custom rebuild will not. We help both read the documents before an offer.
Closing a sale in Villa La Palma 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, two estoppel certificates, 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)
Section 201.02, Florida Statutes, sets the tax on a deed at 70 cents on each $100 of consideration, rounded up to the next $100. At Villa La Palma’s 12-month sale of $4,600,000 (n=1), that is 46,000 hundreds times $0.70, or $32,200. At the 60-month median of $4,116,000 (n=6) it is $28,812, at the 60-month high of $5,250,000 it is $36,750, and at the 60-month low of $2,750,000 it is $19,250. In Collier County the seller customarily pays this tax, and the contract controls.
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.
Section 720.30851, Florida Statutes, caps the Association’s estoppel fee at $250 when no amount is delinquent, plus $100 if delivered within three business days and a further $150 if the home has delinquent amounts. As we read the state’s current adjusted caps, those figures are about $299, $119 and $179. The Association’s actual charge is stated on its estoppel. The Foundation’s own estoppel is $250, plus $100 to expedite, and both are seller costs on its form. The contract controls who pays.
The buyer pays the Pelican Bay Foundation’s resale capital assessment of $15,000 for deeds recorded on or after October 1, 2026, and the Foundation’s realtor page says it rises 3.5 percent each October 1 beginning October 1, 2027, to $15,525 ($15,000 times 1.035). The recording date decides which amount applies, not the contract date. The Foundation offers a one-time exemption to a current property owner who is moving from one property to another, and if a buyer has been approved the estoppel form lists a $1,000 exemption cost to the buyer. The Foundation also charges a seller $500 if resident ID cards are not returned.
We do not state the Association’s own transfer or capital contribution, if any, because the neighborhood covenants we read set no transfer fee or capital contribution on resale and we did not find the Association’s fee schedule published. The Beach Club Fee in the covenants is payable to the developer on the initial conveyance of a site from the developer, so it does not apply to a resale. Brokerage commission is negotiated in the listing agreement.
A Villa La Palma contract should carry the disclosure summary under Section 720.401 before signing, the flood disclosure at or before the time the contract is executed under Section 689.302, both estoppels ordered on day one and a recording date that falls on the right side of the October 1 assessment step.
Selling in Villa La Palma? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Villa La Palma? Call Marc at (239) 287-5873, or see how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.
If you own one of the 22 homes on La Palma Ln in Villa La Palma at Bay Colony, you are selling into a lane that closed 5 sales in 24 months at a $4,600,000 median, with no active listing today, to a buyer who will read the covenants, the flood map and the fee layers first.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Villa La Palma is a lane where the size, the lot and the condition of the individual home decide the price, because the same lane sold homes between $2,750,000 and $5,250,000 in 24 months. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Villa La Palma listing along with the document file a Villa La Palma buyer’s lender, insurer and attorney ask for in week one.
Honors and recognition:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
In the last 12 months Villa La Palma 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.
Villa La Palma has 22 homes, and one sale in 12 months means a buyer compares your home with the last few closings and not with a live competitor. The 60-month file shows the price depends on the individual home: a 3,650 square foot home sold at $5,250,000 in June 2025 and a 3,377 square foot home at $2,750,000 two months earlier. We price a Villa La Palma home against the closings of the same size, adjusted for condition and water view, and we set the list price to win the first 60 days, because the January 2026 sale took 273 days and closed at 92.1 percent of its final list price, while the February 2025 sale cleared in 56 days at 90.7 percent: the longer wait did not buy a meaningfully higher share of list price.
The covenants we read require no Association approval of a buyer, so a Villa La Palma sale does not carry a 30-day approval clock. It does carry two estoppels and a disclosure summary, and the Association has 10 business days to deliver its estoppel after a written request. Order both on day one, give the buyer’s agent the timeline in writing, and write a closing date that clears them.
Start with a free Villa La Palma at Bay Colony home valuation. It takes about a minute, and Jesse follows up with the Villa La Palma closings that fit your home: the same size, the same lot and the same condition. An automated estimate cannot tell one 2,870 square foot home from another when recorded sales of the same size can sit three years apart. We price to the difference, and a dedicated Villa La Palma 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.
For a home priced to its size’s recent closings, the data is thin: no active listing against one closing in 12 months means buyers have little to compare, and five sales in 24 months is a small sample. We would list a Villa La Palma home at a price that matches the last 24 months’ closings of the same size, not an aspirational number, and call Jesse direct at (239) 898-6072 or request a free home valuation to see which closings match yours.
Against the closings of the same size. The MLS shows 2,870 square foot homes at $3,625,000 and $3,632,000, a 3,221 square foot home at $4,600,000, a 3,377 square foot home at $2,750,000, a 3,650 square foot home at $5,250,000 and a 3,853 square foot home at $4,600,000, so within a size the price depends on the home, and across sizes the order is not strict: the 3,853 square foot home sold for the same $4,600,000 as the 3,221 square foot home.
In the covenants we read, no. The neighborhood covenants contain no sale-approval clause or right of first refusal, and the Association’s estoppel under Section 720.30851 states whether it claims one. Give the buyer the disclosure summary before the contract is signed.
The fee layers, the flood zone, the covenants and the lease rule. Have the budget, the estoppels and the Association’s contact ready before the first showing, and call Jesse direct at (239) 898-6072 if you want us to assemble the file.
Yes, subject to the lease. A Villa La Palma lease runs three months to two years under Article 6.2, and the Association’s covenants bind the tenant. Tell the buyer’s agent the lease terms at the first showing.
The buyer pays the Foundation’s resale capital assessment for deeds recorded on or after October 1, 2026, and the contract controls any different allocation. A closing that records on October 1 or later falls under the $15,000 amount.
Villa La Palma owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two read Villa La Palma’s recorded covenants and amendments, the county’s address, zoning and flood files 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 Villa La Palma 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 Villa La Palma 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 Villa La Palma page the credential that matters more is narrower than any award: in the last 12 months we tracked every Villa La Palma closing in the Southwest Florida MLS against the county’s recorded-sales file before this guide was written, and we read the neighborhood’s recorded covenants in full.
McGreevy and Comisar is a top-reviewed Villa La Palma 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.
★★★★★ “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 is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Ian Matheson, verified Google review
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Matt Haines, verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, verified Google review
Selling a Villa La Palma home? Get a free Villa La Palma home valuation, or call Jesse direct at (239) 898-6072.
Buying in Villa La Palma? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For 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.
These are the questions buyers ask us before they tour Villa La Palma at Bay Colony, answered from the neighborhood’s recorded covenants, Florida’s homeowners’ association 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.
Villa La Palma is a platted neighborhood of 22 detached single-family villas inside Bay Colony, the gated enclave of Pelican Bay in Naples. The plat was recorded on November 1, 1995, and the Bay Colony Community Association governs it together with the neighborhood’s recorded covenants.
The homes are numbered 8723-8816 La Palma Ln, Naples, FL 34108, on a private lane inside Bay Colony. Collier County’s tax roll files the lane’s homes under a Villa La Palma subdivision name, so a roll search by street or by neighborhood finds them.
No. Mansion La Palma is a separate seven-story condominium about 0.1 mile away, with its own association and its own Florida corporation. Villa La Palma is a lane of detached homes under the Bay Colony Community Association, and the two follow different statutes, fees and documents.
The covenants describe 22 sites with one property unit each, and the 2026 county roll lists 22 residential parcels. The roll also lists three non-residential parcels under the neighborhood’s name, which are not homes.
The plat and covenants date from 1995. The county roll shows 10 homes built in 1996, 2 in 1997 and 1 in 1998, which is 13 of 22, and 9 homes with year-built dates from 2010 to 2024, which on a lane platted in 1995 mark rebuilt or later-built homes.
The Declarant under the covenants was WCI Communities Limited Partnership, successor to WCN Communities, which was formerly Westinghouse Communities of Naples, the developer of Pelican Bay. The developer’s rights have largely given way to the Association’s now that the lane is built out.
The covenants name three original models, the Villa Castile, the Villa Madrid and the Villa Seville, and the Association’s page describes one and two story plans. We found no published plan-by-plan floor plan or square footage for any model.
The county roll’s heated areas run from 2,604 to 4,279 square feet with a median of 2,908. The six MLS closings in five years were between 2,870 and 3,853 square feet, and the covenants require at least 2,000 square feet of air-conditioned living area.
It is a homeowners’ association neighborhood. The covenants state that the Bay Colony Community Association is not a condominium association, so Chapter 720 of the Florida Statutes applies and the condominium laws, including the milestone inspection and structural reserve study rules, do not.
Yes, through Bay Colony. The Bay Colony Community Association describes a private, staffed entry, and the lane itself is a private road. We found no published guest or vendor procedure, so ask the Association how deliveries, contractors and guests are handled.
FEMA’s flood map, effective February 8, 2024, shows Zone X at all six lane addresses we queried on October 7, 2026, with no base flood elevation published there. Zone X is outside the Special Flood Hazard Area, which does not mean no flood risk, and an elevation certificate for a specific home is the document an insurer uses.
We have not compared the lane’s coordinates with the preliminary map and make no claim about a new zone. Collier County says the preliminary map was released March 20, 2025, a 90-day appeal period begins August 19, 2026, and the target for the new map to take effect is summer 2027. FEMA’s Map Service Center shows the preliminary map by address, and Marc can walk a buyer through it at (239) 287-5873.
Nothing in the neighborhood covenants requires an owner to carry a particular policy. A lender decides what a mortgage requires, and a buyer should get quotes for windstorm and flood on the specific home before the inspection period ends. Call Marc at (239) 287-5873 and we will connect you with agents who write on the lane.
Collier County’s evacuation zone layer returns Zone A at the lane’s midpoint, and the county’s lookup by address confirms a specific home. An evacuation zone is about storm surge and the timing of an evacuation order, not FEMA’s flood insurance zone.
No. The milestone inspection law applies to condominium and cooperative buildings of three stories or more, and the structural integrity reserve study rule sits in the condominium chapter and excludes single-family dwellings. Villa La Palma homes are detached and capped at two stories.
The neighborhood assessment and the Bay Colony assessment are set by the Association, and we did not find either published. The Association’s estoppel certificate states the current amounts. Ask the seller for the budget and the estoppel before you offer.
The Foundation’s FY 2027 annual assessment is $3,435, made up of $2,180, $497 and $758, or $858.75 a quarter. For Villa La Palma the covenants say the Association may collect it, so the estoppel shows who bills it.
Yes. The Foundation’s resale capital assessment is $15,000 for deeds recorded on or after October 1, 2026, a buyer cost payable at closing under the Foundation’s FY 2027 estoppel form. It rises 3.5 percent a year from October 1, 2027, per the Foundation’s realtor page.
The Pelican Bay Services Division page on collier.gov lists the FY 2027 assessment as $789.07 for operations and maintenance and $460.93 for capital and projects, $1,250.00 in all. We do not state how the county allocates it to a home, so read the tax bill.
Not in the covenants we read. The neighborhood covenants contain no sale-approval clause or right of first refusal, and the Foundation says on its estoppel form that it requires no approval of a transfer and has no right of first refusal.
Yes, within Article 6.2: written notice to the Association, a lease of three months to two years, and one lease in any 12 months, with a second allowed at the Board’s discretion after an early default. Beach Club rights are suspended during a lease unless the Association authorizes otherwise.
No. A three-month minimum rules out weekly and monthly rentals, and the Foundation’s leasing amendment defines a lease broadly enough to include short-term platform rentals. A buyer who wants a short-term rental should look elsewhere.
Yes, within the Bay Colony Declaration: commonly accepted household pets such as dogs and cats in reasonable numbers, contained on the owner’s plot. We found no numeric or breed limit, and the Foundation adds leash and area rules for its common areas.
No. We found no age restriction in the covenants, the Bay Colony Declaration or the Foundation documents we read. The covenants restrict each site to a single-family residence for one family, which is a use rule and not an age rule.
Boats, trailers, campers, motor homes, golf carts, motorcycles and inoperative vehicles must be fully enclosed in a structure, no more than three vehicles may park overnight in a driveway without written consent, and on-street parking is allowed from 6 a.m. to midnight.
The neighborhood has its own waterscape common areas and private roads. As part of Bay Colony, owners have access to the Beach Club and the Tennis Club with six Har-Tru and hydro-clay courts, subject to the Association’s rules and any dues, and the Foundation’s amenities through the Foundation’s cards.
Golf is separate. The Bay Colony Community Association says owners are eligible to pursue membership in Bay Colony Golf Club, an 18-hole Robert von Hagge course, and Club Pelican Bay, a 27-hole Arthur Hills course, is listed on the same page. Membership terms are the clubs’, not the covenants’.
Yes, with design review approval, and not with contractors from January through March, which the covenants call the Seasonal Period. Maintenance is excluded, and the Design Review Committee may permit work in the season for a hardship.
Only to one of the three original models, with approval. The 2021 amendment limits a voluntary rebuild to those models, and a home destroyed by casualty must be replaced with an identical structure or one of them, as the Association approves.
The covenants allow pools, spas and screen enclosures with approval of the location, screening from neighbors and streets, and a mansard screen form. Plan the work outside January through March and ask the Association for its current guidelines first.
If the seller did not give you the disclosure summary before you signed, Section 720.401 lets you void the contract by written notice within 3 days after you receive it, or before closing, whichever comes first. The right ends at closing and cannot be waived.
Collier County Public Schools’ address lookup assigns the lane to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for 2026-2027, with no rezone flag. Confirm with the district before an offer.
The MLS shows six closings in 60 months, from $2,750,000 to $5,250,000, with a median of $4,116,000, the mean of the middle pair $3,632,000 and $4,600,000, and one closing in the last 12 months at $4,600,000. All six are small samples, so we list every sale in the market snapshot.
On October 7, 2026, the MLS showed no active listing and no pending sale on the lane. Call Marc at (239) 287-5873 to be told the day one appears, or read how we represent buyers.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the contract controls both.
Over 60 months Villa La Palma’s median is $4,116,000 on 6 closings and Vizcaya’s is $5,000,000 on 10, with price per square foot within about 3 percent. Vizcaya’s homes sold faster, 64 days at the median against 120. The comparison section above has the full table.
Yes, with approval of the design and color for permanent ones. Temporary shutters are allowed while a storm threatens, and the covenants say laminated glass or security film may be required as an aesthetic alternative.
The covenants and amendments, the Bay Colony Declaration, the current budget and the neighborhood assessment, the Association’s estoppel and the Foundation’s, the design guidelines, any open violation notice on the home, and the home’s approvals and permits. We assemble the list with you on a call to (239) 287-5873.
Call Marc Comisar at (239) 287-5873, or read how we represent buyers in Southwest Florida. Marc reads the covenants with each buyer before the first showing.
These are the questions sellers ask us before they list a home in Villa La Palma at Bay Colony, answered from the neighborhood’s recorded covenants, Florida’s homeowners’ association statutes, Collier County’s files and the Southwest Florida MLS, so an owner knows what a buyer will see and what the record shows before listing.
The MLS shows six closings in 60 months between $2,750,000 and $5,250,000, so the number depends on your home’s size, lot, water view and condition. Request a free Villa La Palma home valuation or call Jesse direct at (239) 898-6072 for the closings that match yours.
The median is 130 days over 24 months (n=5), with sales at 56, 109, 130, 144 and 273 days. The 273-day sale in January 2026 was listed at $4,995,000 and closed at $4,600,000. Five sales are a small sample.
Over 24 months the median is 91.4 percent (n=5), and over 60 months 91.7 percent (n=6). The five 2025 and 2026 sales closed $2,010,000 below their combined final list price of $22,835,000, which is 91.2 percent.
With no active listing, a buyer who wants the lane has no alternative inside it, and one sale closed in the last 12 months. Five sales in 24 months is a small sample, so we would price to the closings of the same size and call Jesse direct at (239) 898-6072 to talk through timing.
The fee layers, the flood zone, the covenants and the lease rule. Have the Association’s budget, the estoppels and the covenants ready before the first showing, and request a free home valuation so we can build the file with you.
Not in the covenants we read. They contain no sale-approval clause or right of first refusal, and the Association’s estoppel under Section 720.30851 states whether it claims one. Give the buyer the disclosure summary before the contract is signed.
Section 720.30851 caps the fee at $250 when no amount is delinquent, plus $100 for delivery within three business days and up to $150 more when an amount is delinquent. As we read the state’s current adjusted caps, the figures are about $299, $119 and $179. The Association’s form states its charge, and the contract controls who pays.
In Collier County the buyer customarily pays for the owner’s title policy, and the contract controls. We do not list it as a seller cost.
Section 201.02 sets the tax at $0.70 per $100 of the price, which the seller customarily pays. At $4,600,000 that is $32,200, at the 60-month median of $4,116,000 it is $28,812, and at $5,250,000 it is $36,750.
The Foundation’s estoppel at $250, plus $100 if expedited, the Association’s estoppel, any unreturned Foundation ID card fee of $500, brokerage commission as negotiated, and prorated assessments. The buyer pays the owner’s title policy and the $15,000 resale capital assessment.
The buyer pays the Foundation’s resale capital assessment for deeds recorded on or after October 1, 2026, and the contract controls any different allocation. A closing that records on October 1 or later falls under the $15,000 amount.
Yes. The recording date, not the contract date, decides which resale capital assessment applies, and the amount rises 3.5 percent each October 1 beginning October 1, 2027. A closing that straddles a step should be scheduled with that date in mind.
The Foundation’s estoppel form charges a seller $500 if the Foundation’s resident ID cards are not returned at closing. Gather the cards before the closing date, and if one is lost, ask the Foundation what it needs.
Yes, subject to the lease. A Villa La Palma lease runs three months to two years under Article 6.2, and the covenants bind the tenant. Tell the buyer’s agent the lease terms at the first showing.
The buyer takes the home subject to Article 6.2, which allows one lease in any 12 months, a three-month minimum and a two-year maximum, with the Foundation’s lease process on top. Buyers who plan to rent should read the leasing section before they offer.
The neighborhood covenants we read contain no clause limiting who may hold title, so a sale to a trust or an entity depends on the contract and the title company. The Association’s estoppel will state any restriction it claims, and your attorney should review the structure.
The covenants we read contain no approval requirement for a transfer without a sale. The deed, the recording date and the Foundation’s records still apply, so ask your attorney and the title company, and ask the Association for an estoppel if the transfer is tied to a mortgage.
Check the calendar first. Contractors are barred from January through March, design review applies to any exterior change, and a rebuild is limited to the three original models. Call Jesse direct at (239) 898-6072 and we will say which updates the sold prices on the lane have rewarded.
It affects work, not sales. Section 5.11 excludes maintenance from the ban but includes using contractors for interior or exterior alterations, so a contractor altering the home is covered. Schedule that work for April through December, or ask the Design Review Committee for a hardship permission.
Under Section 5.11.f, an exterior change made without approval may be required to be restored to its original condition at the owner’s expense, and the Association may stop the work. A buyer’s attorney will ask. Apply for approval or restore the home before listing.
Not without approval. Section 5.23 bars realtor signs without approval, and the Bay Colony Declaration limits a sign to one per plot, bars a price on it and bars For Sale signs on a structure or in a window. We market the lane by appointment.
No. Both belong to condominium buildings of three stories or more, and Villa La Palma homes are detached single-family homes under Chapter 720. Expect a buyer to ask for the Association’s budget and records instead.
If you gave the buyer the disclosure summary before the contract was signed, there is no statutory cancellation window under Section 720.401. If you did not, the buyer may void the contract within 3 days after receiving it, or before closing, whichever comes first.
Section 689.302 requires the seller to give the buyer a flood disclosure at or before the time the sales contract is executed. Hand the buyer any elevation certificate and insurance history you have, and say so in writing.
Nothing in the covenants requires one for a sale. A buyer’s lender or insurer may ask for one, and a surveyor can prepare it. FEMA’s map shows Zone X at the lane’s addresses we queried, which is a map reading and not a substitute for the certificate.
Five of the six closings in the 60-month file closed between February and June and one in January. Six sales do not make a season, so we do not claim one. The covenants describe the residents as predominantly seasonal, so we list when owners and buyers are on the lane.
Against Vizcaya’s recent closings of the same size, adjusted for water view and condition. Vizcaya’s 60-month median is $5,000,000 on 10 closings against Villa La Palma’s $4,116,000 on 6, and Vizcaya sold faster, 64 days at the median against 120. Ask Jesse at (239) 898-6072 for the closings that fit your home.
None. On October 7, 2026 the MLS showed no active listing and no pending sale on the lane, which means a Villa La Palma buyer has no competing listing inside it.
Final list prices ran above sold prices in five of the six sales. The five sales since February 2025 closed a combined $2,010,000 below their final lists, and the largest gap was $650,000, or 19.1 percent, on the April 2025 sale. The May 2022 sale closed above its list price, at 111.8 percent.
We do not state a McGreevy and Comisar count for Villa La Palma, because the MLS pull does not report the listing office on each sale and we will not invent one. Domain Realty Group has closed over $2.5 billion in real estate, and Jesse and Marc account for over $900 million in personal sales.
We read the covenants and the fee layers before we list, order both estoppels on day one, and price against the lane’s own closings, not a median. Request a free home valuation and we will show you the file.
Yes. We order the Association’s and the Foundation’s estoppels on the day the contract is signed, assemble the disclosure summary, covenants and budget for the buyer, and track the 10-business-day statutory clock. Call Jesse direct at (239) 898-6072.
Request a free Villa La Palma home valuation or call Jesse direct at (239) 898-6072. We will send the closings that match your home and a plan for the first 60 days.
Call Jesse McGreevy at (239) 898-6072, text or call. Jesse and Marc are both Top 1% Real Estate Agents Nationally Since 2008.
Every Villa La Palma at Bay Colony fact on this page comes from the neighborhood’s recorded documents, the Bay Colony Community Association’s published pages, a state, county or federal record, the Collier County Property Appraiser, 2026 tax roll and recorded-sales file through June 30, 2026, or the Southwest Florida MLS pulled October 7, 2026.
The primary sources are grouped below by who issued them, numbered continuously. The Collier County Property Appraiser figures come from the county’s published bulk data files, not from any third-party site, and the MLS is cited as Southwest Florida MLS.
The Villa La Palma documents below are official public records and published association documents, linked at the issuing authority so you always open the current, unaltered copy. Recorded instruments open at the Collier County Clerk, statutes open at the Florida Senate, and county records open at Collier County.
| Document | Issued by | Open it |
|---|---|---|
| Neighborhood Covenants for Villa La Palma at Bay Colony (1995), OR 2114, Page 2192 | Collier County Clerk of Courts | Open the 1995 covenants |
| First Amendment to the Neighborhood Covenants (June 18, 2019), OR 5642, Page 3312 | Collier County Clerk of Courts | Open the 2019 First Amendment |
| Second Amendment to the Neighborhood Covenants (recorded April 23, 2022), OR 6116, Page 1233 | Collier County Clerk of Courts | Open the Second Amendment |
| Plat sheet, Villa La Palma at Bay Colony (Plat Book 25, Pages 76 to 78) | Collier County Clerk of Courts | Open the plat sheet |
| Bay Colony Declaration (1989), OR 1461, Page 1048 | Collier County Clerk of Courts | Open the Bay Colony Declaration |
| Villa La Palma page | Bay Colony Community Association | Open the association page |
| Estoppel certificate form, fiscal year 2026-2027 | Pelican Bay Foundation | Open the Foundation estoppel form |
| Lease Application Packet 2027 | Pelican Bay Foundation | Open the Foundation lease packet |
| Declaration amendment on leasing (May 28, 2019) | Pelican Bay Foundation | Open the Foundation leasing amendment |
| FY2027 Approved Budget Package | Pelican Bay Foundation | Open the Foundation budget |
| Rules and Regulations (December 12, 2024) | Pelican Bay Foundation | Open the Foundation rules |
| Pelican Bay Services Division page with the FY 2027 assessment | Collier County | Open the county page |
| Proposed Flood Insurance Rate Map release (August 19, 2026) | Collier County | Open the county release |
| Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | Open the Ian report |
| Section 720.401, prospective purchasers’ disclosure | Florida Senate | Open Section 720.401 |
| Section 720.30851, estoppel certificates | Florida Senate | Open Section 720.30851 |
| Section 689.302, flood disclosure to a purchaser | Florida Senate | Open Section 689.302 |
| Florida Division of Corporations record, Bay Colony Community Association, Inc. | Florida Division of Corporations | Open the corporate record |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Villa La Palma. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
1,404 people live in Bay Colony - Villa La Palma, where the median age is 73 and the average individual income is $191,455. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Bay Colony - Villa La Palma, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Bay Colony Beach Club.
Bay Colony - Villa La Palma has 780 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Bay Colony - Villa La Palma do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 1,404 people call Bay Colony - Villa La Palma home. The population density is 6,993 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
With Children:
Without Children:
Marital Status
Blue vs White Collar Workers
Blue Collar:
White Collar:
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