Pelican Bay - Villas of Pelican Bay
Villas of Pelican Bay is 48 attached villas on Trident Way and Gulf Park Drive in Naples, a Chapter 720 homeowners' association with homes built from 1988 to 1991. Sell or buy with McGreevy and Comisar.
Villas of Pelican Bay is 48 attached villas on Trident Way and Gulf Park Drive in Naples, a Chapter 720 homeowners' association with homes built from 1988 to 1991. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Villas of Pelican Bay is a villa neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. It is 48 attached villas on fee-simple lots, built from 1988 to 1991 and addressed 6616 to 6660 Trident Way and 561 to 591 Gulf Park Dr, Naples, FL 34108, in the southern half of Pelican Bay.
This guide is about that one neighborhood. It is not Bay Villas at Pelican Bay, not Bridgeway Villas at Pelican Bay and not Villa Lantana at Pelican Bay, which are separate neighborhoods with their own documents, and it is not a condominium, whatever the county’s tax roll code suggests. If you searched for pelican bay villas, those four are the names you are choosing between.
The first thing a buyer should know is the regime. The county codes these 48 parcels with a condominium use code, but that is a roll code, not the legal structure. The recorded declaration describes 48 lots of land, each owned in fee simple with an attached villa, run by a Florida not-for-profit homeowners’ association under Chapter 720, not a condominium association under Chapter 718. That changes the statutes, the insurance split, the sale process and the safety laws that apply, and each is covered below.
This guide is built from the recorded declaration chain at the Collier County Clerk, the Florida Division of Corporations filing, the Pelican Bay Foundation’s published documents, Florida’s statutes as they read in 2026, Collier County’s flood, zoning and evacuation layers, FEMA’s flood map and a Southwest Florida MLS pull dated October 7, 2026. The recorded declaration lets owners use the neighborhood’s name to say where a property is located when selling or leasing it, which is how this page uses it. We are not affiliated with the neighborhood’s association, and the page does not speak for it.
If you own here and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the rule-by-rule detail below will tell you whether this villa neighborhood fits before you tour. Where the public record stops, we say so, and where a member-only document would answer a question, we tell you which one to request.
McGreevy and Comisar are the best realtor for Villas of Pelican Bay because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a read of this neighborhood built from the recorded declaration chain and every closing in the MLS file.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
If you’re searching for the best realtor for Villas of Pelican Bay in Pelican Bay, Naples, whether you’re ready to sell your Villas of Pelican Bay 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 here for a specific reason. The neighborhood is a thin market. The first Southwest Florida MLS window that holds ten closings is the last 24 months (n=10), at a median of $1,325,000, and the last 12 months hold only 4 closings (small sample), so a price taken from one quarter, from a Pelican Bay average or from the condominium code on the tax roll will be wrong by hundreds of thousands of dollars. We price against the sales and the documents that belong to these 48 villas.
Recent Villas of Pelican Bay track record: over the last 24 months, October 8, 2024 to October 7, 2026, the Southwest Florida MLS shows 10 closings (pulled October 7, 2026) at a median sold price of $1,325,000, the mean of the middle pair, $1,225,000 and $1,425,000, from $800,000 to $2,050,000, for a total of $13,605,000. Over the last 12 months (small sample, n=4) the median was $1,722,500, from $1,225,000 to $2,050,000. 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.
For Villas of Pelican Bay sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. Here we also build the paperwork file before the first showing, because the buyer’s lender and insurer will ask for the association’s estoppel certificate, the Pelican Bay Foundation needs its own estoppel, and the Foundation’s $15,000 resale capital assessment is collected from the buyer at closing. No association vote on a sale is needed, and the section on how a sale works explains why.
For Villas of Pelican Bay buyers: the first question is the roof. The association’s April 2026 amendment lets its Board require every owner to replace roofs in the same period, to the architectural committee’s specification, at the owner’s cost. The second is the stack of charges, which runs through three bills: the association, the Pelican Bay Foundation and the Pelican Bay Services Division. The third is leasing, which is capped. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific address; we do.
Honors and recognition:
Selling your Villas of Pelican Bay home? Get a free home valuation priced against the sales of your own villa size, or call Jesse direct at (239) 898-6072.
Buying a home in Villas of Pelican Bay? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Villas of Pelican Bay sits at 6616 to 6660 Trident Way and 561 to 591 Gulf Park Dr, Naples, FL 34108, in Pelican Bay’s southern half. The county’s 2026 tax roll lists 48 residential parcels there: 44 on Trident Way and 4 on Gulf Park Drive, plus common-area parcels that are not homes.
The 44 Trident Way villas run from 6616 to 6660 Trident Way, and the four Gulf Park Drive villas are 561, 571, 581 and 591 Gulf Park Dr, on the county’s 2026 roll. The Gulf Park Drive villas are the newest and largest. The roll dates all four to 1991 and gives them 2,628 to 3,385 square feet of living area.
The roll carries three more parcels under the same name that are not homes: a common-area parcel with no street address, a second common-area parcel on Gulf Park Drive, and the clubhouse parcel on Trident Way, which the roll codes as a non-residential building. A separate parcel on Gulf Park Drive that sits in a different Pelican Bay unit is also not a villa. Our market file and the roster both counted it as a 49th unit, and the 48-lot recorded plat shows why that count is one too high.
Measured in a straight line from the Trident Way end of the neighborhood with the Census Bureau’s geocoder, the Foundation’s office at 6251 Pelican Bay Blvd is about 0.4 mile away, Artis-Naples about 0.8 mile and the Community Center at 8960 Hammock Oak Dr about 1.5 miles. Those are our straight-line measures, not walking or driving distances.
By the same straight-line measure from the Trident Way end, Las Brisas at Pelican Bay is about 0.2 mile away, Oak Lake Sanctuary about 0.3 mile, Villa Lantana at Pelican Bay about 0.4 mile and Beauville at Pelican Bay about 0.4 mile. Bridgeway Villas and Tierra Mar at Pelican Bay are each about 0.9 mile away, and Bay Villas about 1.2 miles.
Neither, as far as the public record shows. The villas are inside the Pelican Bay planned unit development, and the Foundation’s beaches are reached by tram or on foot. One screen-enclosure clause in the 2023 declaration refers to a golf course view, and we could not tie that clause to any golf parcel, so do not assume a view; check the specific villa.
The Southwest Florida MLS lists this neighborhood as Villas at Pelican Bay, the county roll files it as Villas of Pelican Bay, and the recorded declaration uses The Villas of Pelican Bay. Searches for pelican bay villas can land on Bay Villas, Bridgeway Villas or Villa Lantana, none of which is this neighborhood. Check the street before you rely on any figure.
The recorded notice of commencement for the 2026 clubhouse reroof describes the building as being on Tract B, at the end of the Trident Way address range on the county roll, and names the association as owner. It is separate from the Foundation’s Community Center. The declaration also gives the association a community pool and cabana, and the public record does not say which parcel holds the pool, so ask on a tour.
Selling a Villas of Pelican Bay home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
A Villas of Pelican Bay home is an attached villa on its own fee-simple lot, with a garage, a courtyard or atrium, and party walls shared with a neighbor. The county roll shows 48 villas with 1,337 to 3,385 square feet of living area, and the median is 1,804.
It is 48 villas on a recorded plat, Blocks A through J, filed in Plat Book 15 at pages 24 and 25. Five blocks hold four lots, two hold five and three hold six. The 1988 declaration calls them single-family dwelling units in a non-condominium, fee-simple development with a pool, cabanas and recreation facilities.
The county roll’s living area runs from 1,337 to 3,385 square feet. By band, 7 villas are under 1,500 square feet, 26 are 1,500 to 1,999, 10 are 2,000 to 2,499 and 5 are 2,500 or more. The single most common size on the roll is 1,804 square feet, held by 12 of the 44 Trident Way villas.
The roll dates 19 villas to 1988, 25 to 1990 and 4 to 1991. All 19 from 1988 and all 25 from 1990 are on Trident Way, and the four 1991 villas are the larger Gulf Park Drive homes. The declaration was recorded in September 1988, and a December 1990 amendment added strips of land beside one block.
The documents regulate the exterior more than they describe it. Any change to exterior colors needs a two-thirds vote of members present and voting, mailboxes must match, window treatments visible from outside must be white or off-white unless the architectural committee approves otherwise, and the association paints exteriors and cleans roofs on a schedule. The public record does not describe roof material on the villas, so look at the roof on any villa you tour.
The documents describe no sale-approval step, no right of first refusal, no age restriction and no gate. They also describe no elevator, no shared building and no master insurance on the homes. The association carries insurance on the common areas, and each owner insures the villa itself, including wind and flood.
We found no gate in the recorded documents, and the Foundation’s realtor page asks agents to describe Pelican Bay with something other than the words gated community. We do not describe the neighborhood as gated, and we suggest you confirm the access arrangement on a tour.
The Florida filing and the recorded notices list a professional management company at a Naples business address, and the declaration lets the association contract for management. We do not print the company’s name or any phone number here, so request current contacts directly from the association when you have a contract.
The first Southwest Florida MLS window that holds ten Villas of Pelican Bay closings is the last 24 months, October 8, 2024 to October 7, 2026: 10 closings at a median of $1,325,000, from $800,000 to $2,050,000. The last 12 months hold only 4 closings (small sample), and no villa is listed today.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Over the last 24 months (n=10) the median sold price was $1,325,000, which is the mean of the middle pair, $1,225,000 and $1,425,000. The range ran from $800,000 to $2,050,000, the total volume was $13,605,000, the median price per square foot was $727 and the median sale was 92.2 percent of the final list price after a median of 43 days on market, all counted on the 10 closings.
The table shows the same market through four lenses. Every window is counted strictly: a closing counts only if it is after the same calendar date in the earlier year. No closing in the file was entered after the fact, so days on market and sale-to-list are counted on every closing in each window.
| Window (to October 7, 2026) | Closings | Median sold | Middle pair (even n) | Low to high | Volume | Median $/sq ft | Median days on market | Median sale to final list |
|---|---|---|---|---|---|---|---|---|
| 12 months (small sample) | 4 | $1,722,500 | $1,550,000 and $1,895,000 | $1,225,000 to $2,050,000 | $6,720,000 | $823 | 26 | 96.1% |
| 24 months | 10 | $1,325,000 | $1,225,000 and $1,425,000 | $800,000 to $2,050,000 | $13,605,000 | $727 | 43 | 92.2% |
| 36 months | 14 | $1,300,000 | $1,225,000 and $1,375,000 | $800,000 to $2,050,000 | $18,685,000 | $727 | 34 | 94.5% |
| 60 months | 24 | $1,214,000 | $1,203,000 and $1,225,000 | $800,000 to $2,100,000 | $32,520,500 | $677 | 20 | 94.6% |
The 12-month median sits $397,500 above the 24-month median, and that gap is the reason we lead with the 24-month window. Four closings can be moved by one or two villas of a particular size, so the 12-month figure describes those four sales, not the neighborhood.
These are all 24 closings in the Southwest Florida MLS from October 2021 to October 7, 2026, newest first. Bedrooms are as the MLS lists them, and a baths entry such as 2 and 1 means two full baths and one half bath. The living area is the MLS figure for that sale.
| Sold date | Street | Sold price | Final list | Bedrooms | Baths | Living area (sq ft) | $/sq ft | Days on market |
|---|---|---|---|---|---|---|---|---|
| July 20, 2026 | Trident Way | $2,050,000 | $2,100,000 | 3 + den | 2 and 1 | 2,271 | $903 | 0 |
| April 9, 2026 | Trident Way | $1,550,000 | $1,595,000 | 2 + den | 2 | 1,975 | $785 | 7 |
| February 27, 2026 | Trident Way | $1,225,000 | $1,375,000 | 3 + den | 2 and 1 | 2,027 | $604 | 44 |
| December 11, 2025 | Trident Way | $1,895,000 | $1,995,000 | 3 + den | 2 and 1 | 2,198 | $862 | 69 |
| September 9, 2025 | Trident Way | $800,000 | $895,000 | 2 | 2 | 1,450 | $552 | 182 |
| July 22, 2025 | Trident Way | $950,000 | $1,075,000 | 2 | 2 | 1,446 | $657 | 164 |
| May 1, 2025 | Trident Way | $1,000,000 | $1,195,000 | 2 + den | 2 | 1,458 | $686 | 23 |
| March 18, 2025 | Trident Way | $960,000 | $1,125,000 | 2 | 2 | 1,565 | $613 | 113 |
| February 18, 2025 | Trident Way | $1,750,000 | $1,825,000 | 3 | 2 and 1 | 2,088 | $838 | 0 |
| January 9, 2025 | Trident Way | $1,425,000 | $1,495,000 | 2 | 2 | 1,853 | $769 | 42 |
| September 27, 2024 | Trident Way | $1,555,000 | $1,595,000 | 3 | 2 and 1 | 1,804 | $862 | 3 |
| September 6, 2024 | Trident Way | $975,000 | $1,075,000 | 2 + den | 2 | 1,458 | $669 | 96 |
| April 23, 2024 | Trident Way | $1,375,000 | $1,375,000 | 3 | 2 and 1 | 2,171 | $633 | 4 |
| March 27, 2024 | Trident Way | $1,175,000 | $1,250,000 | 2 | 2 | 1,446 | $813 | 25 |
| September 12, 2023 | Trident Way | $1,200,000 | $1,295,000 | 2 | 2 | 1,337 | $898 | 13 |
| June 1, 2023 | Trident Way | $1,200,000 | $1,350,000 | 3 | 2 and 1 | 2,027 | $592 | 55 |
| March 10, 2023 | Trident Way | $1,862,500 | $2,095,000 | 3 | 2 and 1 | 2,027 | $919 | 89 |
| October 3, 2022 | Trident Way | $1,000,000 | $1,100,000 | 2 | 2 | 1,769 | $565 | 26 |
| September 20, 2022 | Trident Way | $2,100,000 | $2,195,000 | 3 | 2 and 1 | 2,628 | $799 | 3 |
| March 31, 2022 | Trident Way | $1,450,000 | $1,475,000 | 2 + den | 2 | 1,607 | $902 | 4 |
| February 22, 2022 | Trident Way | $1,200,000 | $1,275,000 | 2 | 2 and 1 | 1,921 | $625 | 17 |
| January 20, 2022 | Gulf Park Dr | $1,595,000 | $1,595,000 | 3 + den | 2 and 1 | 2,770 | $576 | 3 |
| December 14, 2021 | Trident Way | $1,203,000 | $1,175,000 | 2 + den | 2 | 1,975 | $609 | 0 |
| October 25, 2021 | Trident Way | $1,025,000 | $995,000 | 2 + den | 2 | 1,975 | $519 | 5 |
Twenty-three of the 24 closings were on Trident Way and one was on Gulf Park Drive. The MLS describes every one of the 24 as an attached villa.
Bedroom count is the clearest price divider in the file. Over 60 months, two-bedroom villas (n=8, small sample) had a median of $1,087,500, the mean of $1,000,000 and $1,175,000. Two bedrooms plus a den (n=6, small sample) had $1,114,000, the mean of $1,025,000 and $1,203,000. Three bedrooms (n=6, small sample) had $1,652,500, the mean of $1,555,000 and $1,750,000. Three plus a den (n=4, small sample) had $1,745,000, the mean of $1,595,000 and $1,895,000.
By living area, villas under 1,600 square feet (n=7, small sample) had a median of $975,000. Villas of 1,600 to 1,999 square feet (n=8, small sample) had $1,314,000, the mean of $1,203,000 and $1,425,000. Villas of 2,000 to 2,499 (n=7, small sample) had $1,750,000, and villas of 2,500 or more (n=2, small sample) had $1,847,500, the mean of $1,595,000 and $2,100,000. Do not read the top band as a trend; it is two sales.
Counting by the year of closing within the 60-month file: 2021 (October 8 to December 31) had 2 closings (small sample) at a median of $1,114,000. 2022 had 5 (small sample) at $1,450,000. 2023 had 3 (small sample) at $1,200,000. 2024 had 4 (small sample) at $1,275,000, the mean of $1,175,000 and $1,375,000. 2025 had 7 (small sample) at $1,000,000, and 2026 through October 7 has 3 (small sample) at $1,550,000. The 2025 median is the lowest of the six, and 2026 is the highest.
Over 60 months (n=24), 10 closings took 7 days or fewer on the market, including 3 that closed with zero days. Four took 90 days or more: 96, 113, 164 and 182 days. The four slowest are all villas of 1,565 square feet or smaller. The 10 quickest span 1,607 to 2,770 square feet. In this file the slow sales skew small and the quick ones skew larger.
Over 60 months (n=24), 20 of 24 villas closed below the final list price, 2 closed at it and 2 closed above it. The median sale was 94.6 percent of the final list price. The two above-list closings were the two oldest in the file, from October and December 2021.
The Collier County Property Appraiser’s recorded-sales file, through June 30, 2026, holds 162 qualified, improved sales of $100,000 and up on these 48 parcels since the first in September 1988. By period, 1988 to 1991 shows 30 sales at a median of $268,250. 1992 to 1999 shows 32 at $327,500, 2000 to 2009 shows 37 at $535,000 and 2010 to 2019 shows 37 at $675,000. 2020 through June 30, 2026 shows 26 at $1,200,000. The 2020 to 2026 median is about 4.5 times the 1988 to 1991 median.
The county’s highest qualified sale in the file is $2,100,000, recorded in September 2022, which matches the MLS’s $2,100,000 closing on September 20, 2022. The lowest is $160,000 in March 1997. When the county deed and the MLS disagree on one sale, we publish the deed figure and name the MLS figure once; the two agree on the high sale.
On October 7, 2026 the Southwest Florida MLS shows no active and no pending Villas of Pelican Bay listings. A buyer today is waiting for a listing, and a seller who lists next is the only villa on the market.
With no active listings, supply is not measurable today. At the 24-month pace of 10 closings, about 5 a year, one listing would equal roughly 2.4 months of supply (one listing divided by five closings a year, times twelve), so the number moves with every listing that appears.
The neighborhood moves in small numbers. About five closings a year, four sales under $1 million (all of villas of 1,565 square feet or smaller) and a high of $2,100,000 make this the lowest price-per-square-foot neighborhood in the Pelican Bay comparison later on this page. Prices have also risen sharply from the 1988 to 1991 level. The villas carry a roof question that we cover below, and a buyer should price it.
In the last 12 months we tracked all 4 closings against the recorded deeds and the MLS file, and before we price a villa here we check five things: its size band and bedroom count, the roof’s age and the architectural committee’s specification, whether the villa has a pool (only designated parcels may), the courtyard and atrium condition, and the charges that will sit on the closing statement. We tracked every closing back to October 2021 so that a price is set against villas of the same size, not the neighborhood average.
Villas of Pelican Bay is a homeowners’ association under Chapter 720, not a condominium. The recorded declaration describes 48 lots owned in fee simple with attached villas, and the state filing is a not-for-profit corporation, not a condominium association. The county roll’s condominium code is a use code only and does not change the legal regime.
The 1988 declaration, recorded at Official Records Book 1377, Page 1264, describes a non-condominium development of 48 single-family dwelling units, each on its own lot, with attached garages and party walls. The 2023 Second Amended and Restated Declaration repeats the count: the neighborhood contains forty-eight lots, and each lot owes a one forty-eighth share of the assessments.
The 2023 declaration and bylaws rely on Chapter 617, the Florida Not For Profit Corporation Act, and Chapter 720, Homeowners’ Associations. They cite section 720.3085 for liens and rent redirection and section 720.311 for dispute mediation, and they follow section 720.305 on fines and suspensions. None of them cites Chapter 718, the condominium act, and none uses condominium vocabulary such as unit ownership, common elements or condominium documents.
The Florida Division of Corporations lists the neighborhood’s association as a Florida Not For Profit Corporation, document N27673, filed July 29, 1988 and active. Its last filed amendment is dated March 24, 2023, and its most recent annual report was filed April 6, 2026. An entity-name search for the neighborhood’s name on October 7, 2026 returned one match for it, and no separate condominium association.
The Collier County Property Appraiser’s 2026 tax roll codes these 48 residential parcels with its condominium use code, which is how the county’s data classifies attached and zero-lot-line dwellings. A county use code is a tax-roll label. It is not a recorded declaration, and it does not make the neighborhood subject to Chapter 718, so treat the label as an artifact of how the roll sorts property.
Some data files carry 49 units because they matched one extra parcel on Gulf Park Drive that sits in a different Pelican Bay unit, not in this neighborhood. The recorded plat counts Blocks A to J at 48 lots, the 2023 declaration says forty-eight, and the county roll shows 48 villa parcels. Forty-eight is the count we use.
A buyer becomes a member of the association on taking title, the association has a lien right for unpaid assessments under section 720.3085, and fines run under section 720.305. A buyer is also entitled to an estoppel certificate under section 720.30851 and to a disclosure summary under section 720.401. The condominium milestone, structural reserve and resale-cancellation rules do not apply.
Under section 720.401 a prospective buyer must be presented a disclosure summary before executing the contract, and the seller supplies it when the seller is not the developer. If it was not provided first, the buyer may void the contract by written notice within 3 days after receiving it or before closing, whichever comes first. The right cannot be waived and ends at closing.
Section 720.30851 gives the association 10 business days to issue the certificate, sets a 30-day effective period (35 if mailed) and says the association waives any larger amount against a buyer who relies on it in good faith. The statute states base fee caps of $250, an extra $100 for 3-business-day service and up to $150 if the account is delinquent. As we read the state’s current adjusted caps, those base figures are adjusted for inflation every five years, so confirm the current amount.
Villas of Pelican Bay in Pelican Bay sold 10 villas in the last 24 months, from $800,000 to $2,050,000, and the April 2026 roof amendment is the fact buyers now ask about first. If you are selling, start with a free home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or read how we represent buyers.
Villas of Pelican Bay began as a declaration recorded on September 1, 1988 by a partnership developer, with a plat of 48 lots in ten blocks. The villas were built from 1988 to 1991, and the association has amended its documents in 2000, 2004, 2007, 2011, 2023, 2024 and 2026, most recently on roofs.
The Declaration of Covenants and Restrictions was executed on August 25, 1988 by Pelican Villas Partnership, the declarant, and recorded on September 1, 1988 at Official Records Book 1377, Page 1264, 25 pages. The plat, Blocks A through J, is at Plat Book 15, pages 24 and 25. The declaration ties the villas to Pelican Bay’s master declaration at Official Records Book 825, Page 1755, and to supplemental restrictions at Book 1304, Page 2314.
It created a homeowners’ association, 48 single-family dwelling units, a pool, cabanas and recreational facilities, and an original maximum annual assessment of $1,800 per dwelling unit. It described the villas as fee-simple, non-condominium and attached, and it set up potable water through a master meter allocated among the dwelling units, with pools charged by water used.
The county roll dates 19 villas to 1988, 25 to 1990 and 4 to 1991. The first recorded sale in the county file is dated September 1988, and 1988 to 1991 shows 30 qualified, improved sales at a median of $268,250. The Gulf Park Drive villas came last and are the largest on the roll.
A first amendment recorded in December 1990 at Official Records Book 1581, Page 606 added land beside Block F, on its east and west boundaries, to the neighborhood.
A warranty deed recorded on December 31, 1990 at Official Records Book 1582, Page 1338 conveyed the common areas from the declarant to the association. From that date the association, not the developer, owned the roads, pool property and landscaped common ground.
The Clerk’s index shows a run of construction liens, lis pendens notices, a lender’s judgments and clerk’s deeds indexed to the declarant and to the neighborhood between 1990 and 1992. We read the index entries and not the underlying court files, and a title commitment is how a buyer confirms that none of it touches a particular villa today.
A certificate of amendment adopted March 3, 2000 and recorded April 14, 2000 at Official Records Book 2663, Page 2851 dealt with the cost of cleaning roofs, set a three-month minimum lease and a limit of three leases a calendar year, and set fines at up to $100 per violation with a $1,000 aggregate. Those leasing numbers were replaced in 2023.
A notice of commencement recorded in May 2003 at Official Records Book 3281, Page 1711 shows the association renovating the pool, pool decks, stairs and railings. It is the oldest recorded work notice we found for the community pool.
A certificate recorded June 24, 2004 at Official Records Book 3593, Page 1274 records a special meeting of April 14, 2004. It required each owner to carry replacement-cost hazard insurance on the villa and show the policy to the association, added a termite-control requirement and moved the annual members’ meeting to the first quarter. The Secretary of State’s amended-articles certificate was recorded the same day at Page 1255.
A certificate recorded in January 2007 at Official Records Book 4171, Page 2275 records a membership vote of April 28, 2006. It made the association responsible for potable water lines up to each home’s main shut-off valve and for sewer lines up to the point of entry, and it required two-thirds approval of voting members for material alterations to common areas. Eleven owners also recorded easements to the association on May 24, 2007 at Book 4234, which we did not read in full.
A bill of sale dated March 17, 2009, recorded at Official Records Book 4436, Page 1, conveyed Collier County Water-Sewer District’s backflow devices, fire hydrants, fire suppression lines and irrigation lines on the neighborhood’s land to the association, for the association’s operation and repair. It means the association, not the county, now owns those lines.
Members approved an amended and restated declaration, articles and bylaws on January 26, 2011, recorded February 17, 2011 at Official Records Book 4653, Page 1261, 51 pages. The Division of Corporations shows amended and restated articles filed February 3, 2011. The 2023 restatement later superseded it.
The Pelican Bay Foundation recorded a notice to preserve its covenants on July 14, 2016 at Official Records Book 5294, Page 638, after a board vote of June 24, 2016. The neighborhood’s own board voted unanimously on May 10, 2018 to preserve its covenants for 30 years under Chapter 712, and the affidavit and notice were recorded August 17, 2018 at Book 5544, Page 1532.
Members approved the Second Amended and Restated Declaration, with articles and bylaws, on January 18, 2023. It was recorded on March 6, 2023 at Official Records Book 6222, Page 318, 58 pages, and recorded again on March 20, 2023 at Book 6226, Page 2307. Two recordings of the same document are not two documents, and owners should read the one that cites Book 6226.
Members voted on July 17, 2024 to amend the bylaws, and the amendment was recorded August 20, 2024 at Official Records Book 6390, Page 3934. It struck a sentence that had confined called special meetings to October 1 through April 30. An August 2024 notice of commencement at Book 6389, Page 3573 covered sign work on common-area Tract A on Gulf Park Drive.
Members voted on April 15, 2026 to amend the 2023 declaration, and the amendment was recorded April 24, 2026 at Official Records Book 6579, Page 2536. It lets the Board require all owners to replace their roofs in the same period, on the dates and to the specification the architectural committee and Board set. It is the most important recent document for a buyer.
A notice of commencement recorded August 28, 2026 at Official Records Book 6624, Page 857 covers a tile reroof of the Tract B clubhouse building, owned by the association, with a one-year notice expiring January 31, 2027. It tells you the common building’s roof is being replaced now, and the villas’ roofs are the next question.
The 2009 county bill of sale describes the land as parts of Parcels N and Q of the Pelican Bay Unit Two plat, Plat Book 12, pages 74 through 79. The county’s zoning layer shows the Pelican Bay planned unit development, and the future land use layer shows the Urban Residential Subdistrict at the Trident Way end.
Selling a Villas of Pelican Bay home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The villas at Villas of Pelican Bay are attached, with garages, courtyards and shared party walls, on 48 fee-simple lots. The county roll shows 44 on Trident Way, built 1988 to 1990, and four larger villas on Gulf Park Drive, built 1991. Owners maintain the roof, courtyard and interior, and the association paints exteriors and cleans roofs.
Trident Way holds 44 villas of 1,337 to 2,515 square feet on the roll, with a median of 1,804. Gulf Park Drive holds four villas of 2,628, 2,695, 2,695 and 3,385 square feet. Only one Gulf Park Drive villa appears among the 24 Southwest Florida MLS closings of the last 60 months, so the larger plans are the thinnest part of the market.
On Trident Way the most common roll size is 1,804 square feet (12 villas), then 1,565 (5), 1,773 (5), 2,271 (4) and 1,337 (4). The 2,133 size has 3 villas and the 1,462, 1,956 sizes have 2 each. Plan names are not in the public record, so describe a villa to a buyer by its size and bedroom count, as the MLS does.
The declaration bars permanently enclosing a garage (section 7.10). Vehicles must fit inside the garage or the driveway, and trucks, recreational vehicles and boats may not be kept outside. For a buyer with a large vehicle, the garage and driveway are the parking plan, because the declaration limits street parking to short periods.
Section 5.1 makes the owner responsible for the courtyard, the plants in it, the atrium, and the water and drain lines to and from the atrium. The association’s landscaping duty stops outside the courtyards. Fences are limited to the parcels allowed to have pools, so a courtyard wall is part of the original design, not an add-on.
Section 7.24 requires any roof or skylight repair or replacement to use material approved by the architectural review committee, and section 5.1 makes the roof the owner’s. The April 2026 amendment adds the Board’s power to require all owners to replace roofs in the same period. The next section covers what that means in a purchase.
The association paints the exteriors on a Board-determined schedule, with the cost shared pro rata by roof and wall surface (section 5.2.2), and any color change needs a two-thirds vote of members present and voting. An owner may not repaint a villa a different color. Mailboxes must match and basketball goals are not allowed.
In-ground pools are allowed only on the parcels designated in the declaration’s Exhibit B, with approval from the architectural committee, the Master Association and the county. A pool owner may fence the pool in the neighborhood’s design. Pools installed or bought after the March 2023 recording are charged the association’s estimated water use. Solar panels need the prior written approval of the architectural committee and the Master Association.
Section 4.9 treats the walls shared with a neighbor as party or common walls, shared for support and utilities, with repair costs split in half unless one owner caused the damage. Section 4.5 gives a villa within four feet of a lot line a five-foot maintenance easement over the neighbor’s land, for the wall and roof only, and bars fencing it.
Window treatments visible from outside must be white or off-white unless the architectural committee approves otherwise (section 7.19), no antenna may be affixed without approval (section 7.29), and an owner may display one portable, removable United States flag or an official flag as the declaration allows (section 7.36). Section 720.304 of the Florida statutes also limits what an association may prohibit about flags.
Trash goes out after 4 p.m. the night before and the bins come in by 7 p.m. (section 7.17). Holiday lights may not go up before November 15 and come down within 15 days after the holiday (section 7.25), though section 720.305 bars fines for decorations left up less than a week after written notice. No garage sales are allowed (section 7.6).
A Villas of Pelican Bay home carries Pelican Bay Foundation membership, which opens nearly three miles of Gulf beach, a Community Center of more than 25,000 square feet, a tram system and 88 acres of parks shared with about 6,500 residences. The neighborhood also keeps its own pool, cabana and clubhouse for owners.
The Foundation’s overview sheet describes nearly three miles of beach, open from 9 a.m. to sunset. South Beach has The Sandbar for casual meals and The Nest for drinks and snacks with views toward Clam Pass. North Beach looks over the Gulf and is home to Marker 36 Restaurant. Beach access runs through the Foundation’s member card system, and the fee section explains what happens to cards if a villa is leased.
The Community Center is more than 25,000 square feet and holds a fitness center, a wellness studio, a spa, an art studio and the Racquets pro shop, according to the Foundation’s realtor overview. The Foundation lists events, card rooms, Bridge and Mahjong among its programs. Owners reach the building with the same member credentials as the beaches, and the Census geocoder puts it about 1.5 miles in a straight line from the Trident Way end.
The Foundation’s realtors page describes a racquet complex with 20 pickleball courts and 8 Har-Tru clay tennis courts. Older descriptions of Pelican Bay quote different court counts, so we use the Foundation’s current figure and suggest a buyer confirm court availability and fees directly.
The Foundation operates trams on the berms and boardwalks, with eight stations and more than 900,000 trips a year, according to its tram page. A villa buyer should decide how the household will reach the beach, by tram, on foot or by car, before valuing the membership.
The Foundation reports 88 acres of parks and recreation. Boardwalks and berm paths connect the residential neighborhoods to the beaches, the Community Center and the commercial areas, which is part of why a Trident Way villa sits so close to the neighborhood’s own pool and the Foundation’s offices.
The Foundation’s overview points visitors to The Marketplace, Waterside Shops with more than 60 stores and restaurants, and Artis-Naples, home of the Naples Philharmonic and The Baker Museum. The Census geocoder places Artis-Naples about 0.8 mile in a straight line from the Trident Way end of the neighborhood.
The Foundation’s rules bar pets from dining areas, Community Center rooms, the fitness center, any Foundation or Collier County beach, and the trams and boardwalks. The neighborhood’s own pet rules, covered in the pets section, allow two pets per villa and add limits for tenants and guests.
The 2023 declaration gives the association the common areas, roads, pool, cabana, landscaping outside the courtyards and mailboxes. The county roll lists a 3,879-square-foot building on Trident Way, built in 1988, that we read as the clubhouse. An August 2026 notice of commencement shows the association reroofing it with tile.
The declaration keeps pets out of the pool and cabana. It also says an owner whose villa is leased may not use the pool or cabana except as a guest, so a landlord gives up personal use of both while the lease runs. Ask the association for current hours, guest limits and the key or card process, because we did not read the member-only rules.
Selling a Villas of Pelican Bay home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Villas of Pelican Bay owners pay three layers: the neighborhood’s association, the Pelican Bay Foundation, whose FY2027 estoppel form lists $3,435 a year, and the Pelican Bay Services Division, which the county shows at $1,250.00 for FY2027. The association’s own dues are the layer to confirm in writing, because we found no public figure.
The Foundation’s FY2027 estoppel, form version 08/31/2026, lists $3,435 a year, made up of $2,180 operating, $497 reserve and $758 bulk media. A quarter is $858.75, which is $545.00 operating, $124.25 reserve and $189.50 bulk media. These are the Foundation’s own figures on its own form.
The Foundation’s estoppel form says single-family and commercial owners are billed directly, and condominium associations pay for condominium units. This neighborhood is a Chapter 720 community of single-family lots, so the direct route fits. The 2023 declaration does not list the Foundation assessment among the association’s expenses, and the estoppel for your sale will confirm which route applies.
We found no association budget and no active listing that states the association’s dues, so we publish no figure. The 2023 declaration splits common expenses 1/48 per lot (section 3.4), and the bylaws set assessments quarterly in advance, due in January, April, July and October. Chapter 720 requires the estoppel to state the regular assessment and how often it is due, so that is the number to use.
The declaration gives the association exterior painting, roof cleaning, landscaping outside the courtyards, roads, the pool and cabana, potable water lines to each shut-off valve, sewer lines to the point of entry, and the association’s hazard, liability and directors’ insurance. Because the exact budget is member-only, we treat that list as the cost drivers rather than a statement of what any single payment covers.
The county’s Pelican Bay Services Division page shows a FY2027 assessment of $1,250.00: $789.07 for operations and maintenance and $460.93 for capital and projects. We cite that county page only and state no earlier year.
The two figures we can source add to $4,685 a year ($3,435 plus $1,250.00), before the association’s own dues. That sum is a floor, not a total. It also assumes both bills reach the owner directly, which the estoppel confirms. We would rather give you a floor you can defend than a monthly figure you cannot.
For deeds recorded on or after October 1, 2026, the Foundation’s resale capital assessment is $15,000, paid by the buyer. The Foundation’s realtors page says it rises 3.5% a year starting October 1, 2027, and we cite that page for the escalator, not the estoppel. The deed recording date decides which amount applies. The Foundation also publishes a one-time exemption for owners moving within Pelican Bay, with a $1,000 processing fee.
The Foundation charges the seller $250 for an estoppel, with an optional $100 expedite for completion in 3 business days, and a $500 seller fee for ID cards not returned. For the association’s own estoppel, section 720.30851 sets 10 business days and base caps of $250, $100 for 3-business-day service and $150 if the account is delinquent. As we read the state’s current adjusted caps, those base figures are adjusted every five years by the Department of Business and Professional Regulation. The 2023 declaration (section 3.11) also gives 10 business days.
Florida documentary stamps are $0.70 per $100 of consideration, and the seller customarily pays them in Collier County. On the neighborhood’s recent range:
| Price | Doc stamps at $0.70 per $100 |
|---|---|
| $800,000 (lowest sale, 24 months) | $5,600 |
| $1,225,000 (lower middle price, 24 months) | $8,575 |
| $1,325,000 (24-month median, n=10) | $9,275 |
| $1,722,500 (12-month median, n=4, small sample) | $12,057.50 |
| $2,050,000 (highest sale, 24 months) | $14,350 |
The buyer customarily pays for the owner’s title policy in Collier County, but the contract controls both items.
The 2023 declaration lets the Board levy special assessments with the approval of two thirds of members present and voting, on 14 to 60 days’ notice (section 3.3). The bylaws treat reserves as non-statutory, and a budget increase above 5% needs the written approval of at least 25% of voting interests. Reserve balances sit in the association’s budget, so we publish none.
An installment unpaid 10 days after the due date accrues interest and a late fee (section 3.8). After 30 days the association may send a notice of late assessment and then turn the account to counsel (section 3.9), and unpaid assessments carry a lien (section 3.5) under section 720.3085. If a villa is rented while delinquent, the association may redirect the rent (section 3.10).
Each Villas of Pelican Bay owner sits under three bodies with three bills: the neighborhood’s association under the 2023 declaration, the Pelican Bay Foundation under its governing documents and the Pelican Bay Services Division under county authority. This section shows who bills what, what the owner controls and where the unsourced pieces are.
The association is a Florida not-for-profit corporation, document N27673, filed July 29, 1988 and active, with its last amendment filed March 24, 2023. Its fiscal year starts January 1, and each of the 48 lots carries a one forty-eighth share of common expenses. Its Board is five directors on two-year staggered terms, and the annual meeting is held between January and March.
The Foundation runs the beaches, trams, parks and Community Center. Its FY2027 estoppel line is $3,435. The Foundation does not approve a transfer and has no right of first refusal, so it affects a sale through the resale capital assessment, its estoppel and its member cards, not through a vote.
The Pelican Bay Services Division is an advisory board and assessment program the county publishes on its own page. Its FY2027 assessment is $1,250.00, split between operations and maintenance and capital and projects. We do not repeat an approval date, because the county page does not state one.
The owner pays for the villa’s hazard insurance including wind and flood at full replacement cost (section 7.31), for the roof, the courtyard drainage, the downspouts, the atrium, the shut-off valve and the sewer line from the point of entry (section 5.1), and for any pool the owner installs. The Foundation’s own insurance is the Foundation’s coverage and not yours.
Ask the association for the current budget, the regular assessment and its frequency, any special assessment adopted or proposed, the reserve approach and the roof schedule. Ask the Foundation for the estoppel and confirm the resale capital figure for your deed date. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, can pull the neighborhood’s comparison sales so the fee line is weighed against the price.
Thinking of selling at Villas of Pelican Bay? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The 2023 Second Amended and Restated Declaration runs 58 pages and governs all 48 villas. It sorts into assessments, easements, maintenance, architectural control, use rules, insurance, leasing and amendments. This section walks the sections a buyer or seller meets most often, with the bylaws alongside, and the documents control over any summary here.
Article 3 divides common expenses 1/48 per lot (section 3.4), sets the lien (3.5), the interest and late fee after 10 days (3.8), the notice of late assessment and counsel after 30 days (3.9), the rent redirect (3.10) and the 10-business-day estoppel (3.11). Section 3.1(D) lets the association charge a pool owner for water, for pools installed or bought after the March 2023 recording.
Section 4.5 gives a villa within four feet of a lot line a five-foot maintenance easement, and section 4.9 treats shared walls as party walls. Owners also hold an easement over the common areas, including the roads and the recreational facilities, for use and enjoyment.
Article 5 splits upkeep. The owner maintains the villa, the roof, courtyard drainage, downspouts, atrium, shut-off valve and the sewer from the point of entry (5.1). The association maintains the common areas, roads, pool, cabana, landscaping outside the courtyards, mailboxes, potable lines to the shut-off and sewer to the point of entry (5.2), cleans roofs (5.2.1) and paints exteriors (5.2.2), with costs shared pro rata.
When a villa has been vacant for 24 months, the association may inspect it. A buyer of a long-vacant villa should expect that inspection right to be exercised,.
Article 6 requires approval for any improvement, with neighbor sign-off, and allows an appeal to the Board within 14 days of a denial. The architectural review section below covers the common projects.
Article 7 covers pets (7.2), contractor hours (7.4), signs (7.5), vehicles and garages (7.8 to 7.11), artificial grass (7.13), fences (7.16), trash (7.17), window treatments (7.19), mailboxes (7.20), basketball goals (7.21), roofs (7.24), holiday decorations (7.25), owner insurance (7.31) and pools (7.32). Contractor hours run weekdays and Saturdays, with longer hours from May 1 through September 30 and no work on Sundays or legal holidays.
The declaration bars For Sale and For Rent signs without written permission from the association, which it grants only to avert serious hardship. A seller should plan a listing without a yard sign and rely on the multiple listing service, the internet and broker events.
Section 8.1 has the association carry property, liability and directors’ and officers’ insurance of at least $1 million, and section 8.2 requires owners to insure their villas. After damage, repair must start within 90 days and finish within one year (8.3), and the association may step in after a 30-day notice (8.4).
A trust, company or other non-natural owner designates up to two occupants. A buyer closing in an entity name should have counsel read this article before the contract is signed.
Article 10 permits leasing of a whole villa under a written lease, with association and Master Association approval, and carries the caps in the leasing section below. Section 10.3 limits unaccompanied guests to under 14 days per 12 months.
Article 11 governs amendments, which is how the 2026 roof amendment was adopted. Article 13 limits use of the association’s name and logo. Article 14 carries the disclaimers. A buyer should read all three, because Article 11 is how the rules change after closing.
The bylaws give each of the 48 parcels one vote and set a 25% quorum, a Board of five on two-year staggered terms and an annual meeting between January and March. A 2024 amendment removed a sentence that had confined called special meetings to October 1 through April 30.
Section 720.305 caps fines at $100 per violation and $1,000 in the aggregate unless the governing documents provide otherwise, and requires 14 days’ written notice and a committee hearing. The bylaws allow fines up to $1,000 per violation, counted daily up to $10,000, and allow voting suspension after 90 days of delinquency. As we read it, the governing documents authorize the higher figures, and a fined owner should ask for the hearing in writing.
At Villas of Pelican Bay the owner maintains the villa, the roof, the courtyard, the atrium, downspouts, the shut-off valve and the sewer from the point of entry. The association maintains the common areas, roads, pool, cabana, landscaping outside courtyards, mailboxes, water lines to the shut-off, exterior painting and roof cleaning, with costs shared pro rata.
Section 5.1 lists the villa itself, the roof, courtyard drainage, downspouts, the atrium, the potable shut-off valve and the sewer from the point of entry. Owners also carry the interior, appliances, windows, doors and the hazard insurance. A buyer should read the owner list as the budget for capital items.
Section 5.2 lists the common areas, roads, pool, cabana, landscaping outside the courtyards, mailboxes, and the potable water lines up to the shut-off valve and sewer lines to the point of entry. The 2007 amendment is where the water and sewer line allocation comes from.
Section 5.2.1 has the association clean roofs, with the cost shared pro rata. The 2000 amendment first dealt with the cost of roof cleaning, and the 2023 restatement carries it forward.
Section 5.2.2 has the association paint exteriors on its schedule, with the cost shared pro rata. A change of exterior color requires a two-thirds vote of members present and voting.
The association owns the water line to the shut-off valve and the sewer to the point of entry, so a leak upstream of the valve is the association’s, and a leak inside is the owner’s. A buyer’s inspector should note where the valve sits for each villa.
The 2009 county bill of sale gave the association the fire suppression lines and irrigation lines on its land, including backflow devices and hydrants. They are association-owned common infrastructure, and their upkeep is a cost the association carries.
Ask the inspector to look at the roof’s age and material, the courtyard drainage, the atrium, the downspouts, the shut-off valve location and the party walls. The roof is the item to price, because the 2026 amendment lets the Board set a common replacement period.
At Villas of Pelican Bay, members voted on April 15, 2026 to amend the 2023 declaration so the Board may require all owners to replace roofs in the same period, to the architectural committee’s specification and on dates the Board approves. The roof stays the owner’s cost. We did not find a schedule or a price.
The amendment was recorded April 24, 2026 at Official Records Book 6579, Page 2536. Section 5.1 now says the Board is authorized to require all owners to replace roofs in the same time period, per the architectural committee’s roof specifications and the dates the Board approves. It does not set a date or a material in the text we read.
The roof is the owner’s under section 5.1, and the amendment does not move that. A buyer should treat a coordinated replacement as an owner cost on top of the association, Foundation and services bills, and should ask what any roof replacement notice says.
We found no recorded schedule, no vendor, no cost estimate and no villa roof material in the public record. The clubhouse reroof notice of August 2026 shows the association replacing its own building’s roof with tile, but it does not tell you what the villas will use.
Ask for the Board’s roof minutes since April 2026, any notice of a replacement period, the specification the architectural committee has adopted, the age of the villa’s current roof and whether the seller has already replaced it. A new roof installed to the specification should be documented in the file.
A seller who has replaced a roof recently should have the permit, the approval and the invoice ready. A seller whose roof is older should expect buyers to price a replacement and to ask whether the Board has set dates. Our valuation of a villa takes the roof into account.
Section 7.24 already requires ARC-approved material for any roof repair or replacement. The amendment adds the timing power. A buyer who replaces a roof early should still use the approved material, and a seller should confirm the specification before ordering.
Roof age is the cleanest variable in a villa sale, and a coordinated replacement turns it from a negotiated item into a known upcoming cost. We tell buyers to ask for the roof facts first and to compare villas with new roofs against those without, within the same size band.
Any change to the outside of a Villas of Pelican Bay villa needs approval from the architectural review committee under Article 6 of the 2023 declaration, with sign-off from neighbors and an appeal to the Board within 14 days of a denial. The common projects are roofs, pools, screen enclosures, solar panels, fences and exterior colors.
Section 6.1 covers any building, structure, enclosure or other improvement. That includes changes to walls, screens, drains, landscape devices and anything that alters the exterior. A buyer planning work should apply before signing a contractor.
Because the villas are attached and sit on zero-lot-line lots, the process asks for neighbor sign-off. Plan for that conversation early, particularly for a pool, screen enclosure or any work near a party wall.
An owner has 14 days to appeal a denial to the Board. A buyer who inherits a denied project in a purchase should ask when the denial was issued and whether an appeal was filed.
In-ground pools are allowed only on the parcels listed in Exhibit B of the declaration, with approval from the committee and the Master Association. Our notes read six such parcels. Screen enclosures are limited so they do not extend beyond a neighbor’s wall or block a neighbor’s view of the golf course.
Fences are allowed only on the parcels that may have pools (section 7.16). A buyer who wants a fenced yard should check the villa’s lot against Exhibit B before assuming one can be built.
Roof work must use approved material (section 7.24), and solar panels need the prior written approval of the committee and the Master Association. With the 2026 amendment in the background, a buyer should treat any roof plan as a coordination issue with the Board.
The declaration bars converting a garage (section 7.10) and limits street parking to four consecutive hours for large vehicles. Vehicles belong in the garage or driveway, and trucks, trailers, campers and boats may not be kept outside.
No artificial grass is allowed (7.13), window treatments seen from outside must be white or off-white (7.19), and mailboxes must follow the community standard (7.20). These are common contractor and tenant surprises, so a buyer should read them before the first project.
Contractors work set hours on weekdays and Saturdays, with longer weekday hours from May 1 through September 30, and none on Sundays and legal holidays (section 7.4). A seller scheduling pre-listing work should schedule inside those hours.
Association approval does not replace a county building permit. Collier County permits are covered later on this page, and a buyer should ask a seller for both the association approval and the county permit for any improvement.
Villas of Pelican Bay is not a 55-plus community on the documents we read. The 2023 declaration and bylaws contain no age restriction, and neither does the Pelican Bay Foundation’s estoppel form. The rules that shape who can live in a villa are about leasing, guests and occupancy by entities, not about the age of an owner.
We read the 2023 declaration and the bylaws in full and found no age-based occupancy rule. The only occupancy limits are the two-occupant designation for non-natural owners (Article 9), the lease rules in Article 10 and the guest limit in section 10.3.
The Foundation’s estoppel form states no age restriction and no transfer approval.
Unaccompanied guests may stay under 14 days per 12 months (section 10.3), and the Foundation’s guest cards are one day only, according to its realtors page. Households with long family visits should plan around both limits.
We do not describe who lives here. A buyer who wants to know how the villas are used should look at the property, the rules and the recorded history, and ask the association for its current occupancy rules in writing.
Leasing at Villas of Pelican Bay is limited: a whole villa, a written lease of 90 days to a year, two leases at most in 12 months, no more than five leased villas at a time and, as we read it, a 36-month wait for owners who bought after the 2023 recording. The stricter rule governs.
Section 10 allows no more than five villas to be leased at one time and keeps a waitlist when the cap is full. Owners at the time of recording are grandfathered, according to our reading. A buyer who plans to rent the villa should ask the association how many leases are active and where the waitlist stands.
As we read the 2023 declaration, an owner who bought after the recording must wait 36 months before leasing. The text does not say from when the 36 months run, so we read it as counted from purchase and tell buyers to get written confirmation from the association before an offer. An investor’s pro forma depends on this answer.
Leases must run at least 90 days and no more than one year, with no renewal option and a maximum of two leases in any consecutive 12 months. The declaration bars advertising a villa for less than 90 days. The 2000 amendment’s older limits, three months and three times a year, were replaced.
A lease needs approval of the association and the Master Association. The association may charge an application fee of up to $150 per adult and a deposit of up to one month’s rent. The owner gives 20 days’ notice, the Board has 20 days to decide, and silence means approval, as we read section 10.
The Foundation’s 2019 leasing amendment, recorded May 28, 2019 at Official Records Book 5634, Page 1101, limits leases to two per calendar year unless a neighborhood’s own covenants provide otherwise, and its rules reach short-term arrangements of the Airbnb and VRBO kind. The association’s cap of two leases per consecutive 12 months matches in number, and the stricter rule governs.
While a villa is leased, the owner may not use the pool or cabana except as a guest, according to the declaration. The Foundation’s member cards for a leased home are a separate Foundation question, and an unreturned ID card carries a $500 seller fee. A landlord should read both before listing.
Lessees may not keep pets under section 7.2, and guests may bring pets only if registered. An owner who rents should state that rule in the lease.
Leasing rules are the part of a declaration that changes most often, and the 2023 text replaced the 2000 text. Treat this section as a map. Ask the association for its current leasing rules, the waitlist and the application form in writing before an offer.
Selling a Villas of Pelican Bay home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Villas of Pelican Bay allows up to two pets per villa under section 7.2 of the 2023 declaration, bars pets from the pool and cabana, bars pets for lessees, allows guest pets only when registered and prohibits new invisible fences. The Pelican Bay Foundation adds its own limits on beaches, trams and boardwalks.
Section 7.2 caps pets at two per villa. A buyer with more than two animals should raise it with the association before an offer, because the declaration does not grant a general exception.
No pets may enter the pool or cabana. The rule is part of the same section as the two-pet limit, so it applies to owners, lessees and guests alike.
Lessees may not keep pets. Guests may bring pets only if they are registered with the association. A seller who rents to guests should read the registration process.
No new invisible fences are allowed. Because fences of any kind are restricted to the pool parcels, a courtyard dog run is limited by that rule.
The Foundation bars pets from dining areas, Community Center rooms, the fitness center, Foundation and Collier County beaches, trams and boardwalks. The Foundation’s rules govern in those places even if the neighborhood allows a pet at home.
Federal and Florida fair housing law treat service animals and emotional support animals differently from pets. A buyer with an assistance animal should ask the association about the request process rather than assume the pet limit applies.
Florida’s milestone inspection and structural integrity reserve study rules do not apply to Villas of Pelican Bay. They cover condominium and cooperative buildings of three stories or more, and this neighborhood is a Chapter 720 homeowners’ association of attached villas, even though the county roll carries a condominium use code.
Section 553.899 of the Florida Statutes sets milestone inspections for condominium and cooperative buildings three stories or taller. Chapter 718 carries the structural integrity reserve study rules for condominium associations.
The recorded declaration describes 48 fee-simple villas, the corporate record is a not-for-profit corporation and the statutes the documents cite are Chapters 617 and 720. Nothing in the record places the villas under Chapter 718.
A buyer’s protection is a home inspection, the roof facts, the association’s estoppel, the budget and any special assessment history. Because Chapter 720 does not require statutory reserves, the bylaws treat reserves as non-statutory, and a buyer should ask what the Board has set aside.
A search of county data may show a condominium label for these parcels. It is a tax-roll use code, not a legal finding, and the milestone rules do not follow it.
Sampled addresses along Trident Way and Gulf Park Drive fall in FEMA flood zone X on the effective map of February 8, 2024, and the county places the neighborhood in Evacuation Zone A. The declaration still requires every owner to carry wind and flood coverage at full replacement cost, so a zone X label does not remove the flood line.
We queried FEMA’s National Flood Hazard Layer for addresses along both streets on October 7, 2026. Every address returned zone X on the effective panel dated February 8, 2024, with the Gulf Park Drive addresses split between minimal flood hazard and the 0.2 percent annual chance coastal subtype, and the Trident Way addresses in the 0.2 percent coastal subtype. None returned a special flood hazard area. Point queries are not a flood determination for a specific villa.
Collier County’s FEMA layer shows the 0.2 percent annual chance coastal subtype at the Trident Way end, and the county’s evacuation layer shows Evacuation Zone A. Zone A is the first area the county asks to evacuate, so ask the county and the Florida Division of Emergency Management for the current zone lookup.
FEMA released a preliminary flood insurance rate map for Collier County on March 20, 2025. The county said a 90-day appeal period began August 19, 2026 and that the target effective date is summer 2027, with the date subject to change. We do not claim any new flood zone for any villa. A buyer should ask the insurance agent to check the preliminary map for the specific address.
Florida requires a seller to give the buyer a flood disclosure at or before the time the sales contract is executed. A seller should complete it with the listing, and a buyer should read it before signing.
Section 7.31 requires each owner to insure the villa against wind and flood at full replacement cost, with proof at closing and annually. Section 8.2 makes that the owner’s duty, and section 8.3 requires repairs to start within 90 days of a casualty and finish within one year. A buyer’s quote should be in hand before the contract’s insurance contingency ends.
Section 8.1 has the association insure the common areas, carry liability and carry directors’ and officers’ insurance of at least $1 million. The owner’s policy is the one that covers the villa and contents.
Hurricane Ian made landfall in Southwest Florida on September 28, 2022, according to the National Hurricane Center’s report. Five of the 24 closings in our 60-month window were recorded in 2022, and we do not draw a conclusion about any villa’s storm history from the sales data. Ask a seller for the claim history and repairs.
The county’s Evacuation Zone A designation and the state’s Know Your Zone tool are the starting points for a household plan. The roof and the courtyard drainage are the owner’s under section 5.1, so storm preparation includes the owner’s items.
Florida insurers ask about roof age, shape and wind features, and the 2026 roof amendment makes the roof the central insurance fact. A buyer should ask for the roof year, the wind mitigation report and any replacement notice.
Thinking of selling at Villas of Pelican Bay? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Collier County Public Schools’ address lookup for the 2027 school year assigns Villas of Pelican Bay addresses to Sea Gate Elementary, Pine Ridge Middle School and Barron Collier High School. We publish no school grades, because the state’s grade file was not readable for us, and assignments can change.
The district’s address lookup shows Sea Gate Elementary, 650 Seagate Drive, for the 2027 year. Confirm the assignment with the district before a purchase, because boundaries and choice programs change.
The same lookup shows Pine Ridge Middle School, 1515 Pine Ridge Road.
The lookup shows Barron Collier High School, 5600 Cougar Drive.
The Florida Department of Education publishes school grades, and we could not read the current file, so we do not state any. A buyer who cares should read the state’s own release and the district’s program pages.
We did not research private or charter options for this page. Ask the district and each school about enrollment windows and programs.
The public record at the Collier County Clerk shows recorded work notices for the neighborhood’s pool renovation in 2003, sign work on a common-area tract in August 2024 and a tile reroof of the clubhouse building in August 2026. We did not pull permit histories for individual villas, so a buyer should ask each seller for permits.
A notice of commencement recorded in May 2003 covers renovation of the pool, pool decks, stairs and railings. It is a recorded record of owner-commissioned work on common property.
An August 2024 notice of commencement covers sign work on common-area Tract A, along Gulf Park Drive. The contractor is a sign company.
A notice of commencement recorded on August 28, 2026 covers a tile reroof of the Tract B clubhouse building, with the association as owner and an expiration date of January 31, 2027. We do not print the permit number or the contractor.
We did not pull individual villa permits, so we make no statement about any villa’s permit history. Collier County’s online permit portal lists permits by address, and an inspector or title agent can pull them.
An unfinished or unclosed permit can hold up a closing or an insurance quote. We ask sellers to pull permits before listing, and we ask buyers to request a permit list in the due diligence period.
Villas of Pelican Bay sits inside the Pelican Bay planned unit development, which county records identify by resolution R-76-31, ordinance 04-59 and development of regional impact DRI-77-1, with future land use in the Urban Residential Subdistrict. We did not review pending county applications near the neighborhood, so a buyer should check hearing agendas.
The county’s zoning layer shows Planned Unit Development zoning at the Trident Way address we checked, and the future land use layer shows the Urban Residential Subdistrict. Those are the county’s designations at the point of the query.
The roll shows 48 villas, built from 1988 to 1991, on the 48 platted lots. A buyer should not expect new villas in the neighborhood.
We did not review rezoning petitions, site plans or road projects near the neighborhood. Collier County’s public hearing agendas and the Pelican Bay Services Division’s pages are the places to check.
We did not review the Foundation’s project list. Its own reports and board minutes are the source for specific community projects.
Because the neighborhood is built out, price movement comes from resale, roof condition and the Pelican Bay amenities, not from new supply on the same lots.
Villas of Pelican Bay is reached by Trident Way and Gulf Park Drive, with roads that are association common area. Parking is in the garage or driveway, trash goes out after 4 p.m. the night before pickup, and the Pelican Bay Foundation’s office is about 0.4 mile away in a straight line.
The 2023 declaration lists roads among the common areas the association maintains. Owners have an easement over them, so a buyer should read the roads as private and association-maintained.
Vehicles belong in the garage or driveway, and large vehicles may not be parked on a street overnight or for more than four consecutive hours. Contractors and guests should plan accordingly.
Bins go out after 4 p.m. the night before pickup and come in by 7 p.m. on pickup day (section 7.17). Section 720.305 bars fines for garbage-can timing, so ask the association how it enforces the rule.
Mailboxes are common-area items the association maintains (section 5.2), and section 7.20 sets the standard.
The Foundation’s trams and boardwalks serve the beaches, and the Foundation’s beach hours are 9 a.m. to sunset. The Census geocoder puts the Foundation office about 0.4 mile from the Trident Way end.
The county’s fire district layer returned North Collier Fire at the two Trident Way addresses we checked. The association owns the potable water lines to each shut-off and the sewer to the point of entry.
From the Trident Way end, the Census geocoder gives Las Brisas 0.17 mile, Oak Lake Sanctuary 0.31, Villa Lantana 0.41, Beauville 0.44, Tierra Mar 0.94, Bridgeway Villas 0.95 and Bay Villas 1.15. These are straight-line figures, not drive distances.
A sale at Villas of Pelican Bay needs no association approval and no Foundation approval, and neither has a right of first refusal. The paperwork is two estoppels, the Chapter 720 disclosure summary, the flood disclosure and the buyer’s $15,000 resale capital assessment for deeds recorded on or after October 1, 2026.
The 2023 declaration contains no sale-approval step, transfer fee or right of first refusal, and the Foundation’s estoppel form says transfers need no approval and the Foundation has no right of first refusal. Leasing is the part that needs approval.
Under section 720.30851 the association has 10 business days to issue the certificate, which is effective for 30 days (35 if mailed), and the association waives any amount it did not state against a buyer who relies on it in good faith. A seller should order it at listing.
The Foundation charges the seller $250, with an optional $100 for completion in 3 business days. The form lists the $3,435 annual amount and the $15,000 resale capital assessment.
Section 720.401 requires the disclosure summary before the buyer signs the contract. If it was not provided, the buyer may void the contract within 3 days after receiving it or before closing, whichever is first, and the right cannot be waived.
Section 689.302 requires the flood disclosure at or before the time the sales contract is executed.
Collier custom has the seller pay documentary stamps at $0.70 per $100 and the buyer pay the owner’s title policy, but the contract controls. The buyer pays the Foundation’s $15,000 resale capital assessment.
Because section 7.5 bars For Sale signs without written permission, we market a villa through the multiple listing service, photography, video and our buyer database, and we ask the association for permission only when a hardship exists.
A non-natural buyer designates up to two occupants (Article 9), and a buyer who intends to lease faces the 36-month wait we read in Article 10. Counsel should read both before the contract.
Before closing, a seller should have the estoppels ordered, the disclosure summary delivered, the flood disclosure signed, the ID cards ready for return and the roof facts assembled. A buyer should have the insurance quote, the Foundation’s $15,000 figure and the leasing answer in hand.
Villas of Pelican Bay recorded 24 closings in 60 months at a $1,214,000 median, the lowest 60-month median and the lowest median price per square foot of the eight Pelican Bay villa neighborhoods in the table. Bay Villas follows at $1,435,000 and Bridgeway Villas at $1,825,000, while Las Brisas leads at $2,487,000.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The table uses the Southwest Florida MLS for closings in the 60 months to October 7, 2026, because only Villas of Pelican Bay, Bridgeway Villas, Bay Villas and Tierra Mar have 10 or more closings in 24 months. Where the number of sales is even, the median is the mean of the middle pair, and any figure on fewer than 10 sales is a small sample.
| Neighborhood | Units | Product | Year built | Roll median size (sq ft) | 60-month closings | 60-month median | 60-month price per sq ft |
|---|---|---|---|---|---|---|---|
| Villas of Pelican Bay | 48 | Attached villa (HOA) | 1988 to 1991 | 1,804 | 24 | $1,214,000 | $677 |
| Bay Villas | 70 | Villa | 1981 to 1983 | 1,705 | 20 | $1,435,000 | $888 |
| Bridgeway Villas | 59 parcels (60 lots) | Villa | 1983 to 1987 | 2,002 | 18 | $1,825,000 | $973 |
| Beauville | 36 | Attached and detached villa | 1988 to 1990 | 2,399 | 10 | $2,150,000 | $924 |
| Las Brisas | 50 | Villa | 1982 to 1988 | 2,368.5 | 16 | $2,487,000 | $958 |
| Tierra Mar | 49 | Villa and townhome condominium | 1980 to 1981 | 2,191 | 18 | $2,125,000 | $910 |
| Villa Lantana | 24 | Attached and detached villa | 1985 to 1990 | 2,165 | 8, small sample | $2,125,000 | $869 |
| Oak Lake Sanctuary | 22 | Detached villa | 1991 to 1996 | 1,984 | 2, small sample | $2,087,500 | $692 |
Of the eight, Villas of Pelican Bay ranks last on 60-month median and last on price per square foot. Its median is $221,000 below Bay Villas, $611,000 below Bridgeway Villas and $1,273,000 below Las Brisas. Five neighborhoods have 16 or more closings, so the top of the ranking is a measurement, and Villa Lantana and Oak Lake Sanctuary are small samples.
Bay Villas has a smaller roll median size, 1,705 square feet against 1,804, and a higher 60-month median of $1,435,000 on 20 closings, at $888 per square foot against $677. In the last 24 months it recorded 10 closings at a $1,482,500 median against 10 at $1,325,000 here. Size does not explain the gap, and condition, roof and location inside Pelican Bay are the usual reasons.
Bridgeway Villas and Beauville are also homeowners’ associations of fee-simple lots. Bridgeway had 18 closings at $1,825,000 and a 12-month median of $2,062,000 on 5 sales, a small sample. Beauville had 10 closings at $2,150,000, and its 12-month median of $1,900,000 on 4 sales is a small sample.
Las Brisas is the nearest at 0.17 mile in a straight line and the highest-priced on the table, with 16 closings at $2,487,000. Villa Lantana, at 0.41 mile, had 8 closings in 60 months, a small sample, at $2,125,000.
Tierra Mar recorded 9 closings in 12 months at $2,150,000 and 12 in 24 months at $1,875,000, the most of the eight in both windows. It is a villa and townhome condominium, so the regime differs.
Over 60 months the neighborhood’s size bands show the pattern: villas under 1,600 square feet closed at a median of $975,000 on 7 sales, and villas of 2,000 to 2,499 square feet at $1,750,000 on 7. A buyer who wants a Pelican Bay villa near $1,000,000 finds it here, and a buyer who wants a larger plan pays more.
Villas of Pelican Bay is 48 attached villas built from 1988 to 1991 with a 60-month median of $1,214,000 on 24 closings, while Oak Lake Sanctuary is 22 detached villas built from 1991 to 1996 with two closings in 60 months. They sit 0.31 mile apart, and the regimes and price points differ.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Oak Lake Sanctuary is the smaller, newer, detached neighborhood on Turtle Court. Its sales data is thin, so we compare it to Villas of Pelican Bay on facts we can source, label every figure with its window and sample, and do not state its governing documents, because we have not read them.
| Question | Villas of Pelican Bay | Oak Lake Sanctuary |
|---|---|---|
| Units | 48 | 22 |
| Product | Attached villa on a fee-simple lot | Detached villa |
| Year built (county roll) | 1988 to 1991 | 1991 to 1996 |
| Roll median size | 1,804 square feet | 1,984 square feet |
| Regime | Chapter 720 homeowners’ association, not a condominium | The county roll and the state record both say “condominium”; we have not read its declaration |
| 12-month closings and median | 4, $1,722,500, small sample | 1, $1,825,000, small sample |
| 24-month closings and median | 10, $1,325,000 | 2, $2,087,500, small sample |
| 60-month closings and median | 24, $1,214,000 | 2, $2,087,500, small sample |
| 60-month price per square foot | $677 | $692, small sample |
| Active listings on October 7, 2026 | 0 | 0 |
| Straight-line distance | About 0.31 mile apart |
Villas of Pelican Bay shares party walls and zero-lot-line easements, and the association paints exteriors and cleans roofs. Oak Lake Sanctuary is listed as detached villas, so a buyer who wants no shared wall starts there, subject to its own documents.
Oak Lake Sanctuary’s two closings in 60 months were $1,825,000 on November 14, 2025 for a 2,456-square-foot villa and $2,350,000 on January 10, 2025 for a 3,669-square-foot villa. Villas of Pelican Bay’s highest closing in the same period was $2,100,000, in September 2022, and its 24-month high was $2,050,000.
Oak Lake Sanctuary’s two closings average $692 per square foot ($743 and $641 rounded), a small sample. Villas of Pelican Bay’s 60-month median is $677 on 24 closings. The two are close, and only the Villas figure is a measurement.
Villas of Pelican Bay is a Chapter 720 community with no sale approval, a five-villa leasing cap and a roof amendment. We do not state Oak Lake Sanctuary’s rules, because the county roll and the state record use the word condominium and we have not read its declaration. A buyer should read the declaration before comparing.
Choose Villas of Pelican Bay if you want the lowest entry price among Pelican Bay villas, an attached plan of 1,300 to 2,500 square feet, no association sale approval and a lot of recorded sales to read. Choose Oak Lake Sanctuary if you want a detached villa and accept a thin sales record. Both sit inside Pelican Bay.
Tour both with the roof and the fee layers in mind, ask each association for its budget and rules, and compare the price against the Foundation’s $15,000 resale capital assessment for deeds recorded on or after October 1, 2026. We can pull the comparison for the specific plan you are considering.
Villas of Pelican Bay gives a buyer the lowest median entry price among Pelican Bay’s villa neighborhoods, no association sale approval and Foundation access, and it asks for a roof replacement exposure, a stacked fee line and a leasing cap. The right fit depends on whether you plan to live here or rent, and how soon you need a roof.
The 60-month median of $1,214,000 on 24 closings is the lowest of the eight villa neighborhoods in the table, and the price per square foot of $677 is the lowest too. For a buyer who wants Pelican Bay membership, that is a real point of entry.
Neither the association nor the Foundation approves a sale. A buyer’s closing runs on the contract, the estoppels and the disclosures, not on a Board vote.
The association paints exteriors and cleans roofs on a pro rata basis, which takes two recurring jobs off the owner.
The association owns a pool, a cabana and a clubhouse for owners, in addition to the Foundation’s amenities.
The Foundation’s offices are about 0.4 mile from the Trident Way end, and Artis-Naples is about 0.8 mile away in a straight line.
The April 2026 amendment lets the Board require all owners to replace roofs in the same period, at the owner’s cost. We found no schedule or price, so a buyer should price a replacement.
The Foundation’s $3,435, the county’s $1,250.00 and the association’s own dues stack. The two we can source total $4,685 before the association’s dues, which we could not source.
A buyer pays $15,000 to the Foundation for deeds recorded on or after October 1, 2026, and the amount rises 3.5% a year from October 1, 2027.
No more than five villas may be leased at a time, leases run 90 days to a year, two in any 12 months, and, as we read it, a new owner waits 36 months. An investor should read the leasing section first.
Section 7.5 bars For Sale signs without written permission, so a listing relies on the multiple listing service and the internet.
The 12-month window holds 4 closings, a small sample, and there are no active listings on October 7, 2026. A buyer waiting for the right villa waits for a listing.
It fits a buyer who wants a Pelican Bay address at an entry price and will manage a roof cost. It does not fit a buyer who needs an immediate rental income plan or a buyer who needs full certainty on a roof schedule.
If you are searching for a Villas of Pelican Bay listing agent, or thinking, ‘I need someone to sell my villa at Pelican Bay,’ you are selling into about five sales a year, to buyers who read the roof and fee layers first, with no association vote on the sale. McGreevy and Comisar sell this neighborhood on its recorded facts.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Villas of Pelican Bay is a villa neighborhood where the roof, the plan size and the paperwork decide the price. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a villa listing, along with the document file a buyer’s lender, insurer and attorney ask for in week one. Read how we sell Pelican Bay homes.
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 the neighborhood has seen 4 resales in the Southwest Florida MLS (pulled October 7, 2026), a small sample.
With 4 closings in 12 months and no active listing, a buyer compares your villa with the last few recorded sales. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a villa by plan size, because over 60 months villas under 1,600 square feet closed at a median of $975,000 on 7 sales and villas of 2,000 to 2,499 square feet at $1,750,000 on 7. We list to win the first 30 days, because the 24-month median of 43 days on market shows what waiting looks like.
No Board approval is needed to sell, and the estoppels are the clock: the association has 10 business days and the Foundation offers a 3-business-day expedite for $100. Section 7.5 bars For Sale signs without written permission, so a listing is sold through photography, video, the multiple listing service and scheduled showings. The roof is the item buyers ask about first.
A dedicated seller page for this neighborhood, titled sell my home in Villas of Pelican Bay, is planned. Until it is published, the plan lives here: pricing by plan size, the document file before the first showing and the roof facts presented up front.
Start with a free home valuation. It takes about a minute, and Jesse follows up with the villa sales that fit your plan: the same size band, adjusted for condition and roof. An automated estimate cannot tell a 1,500-square-foot plan from a 2,500-square-foot plan, and over 60 months the medians differ by $775,000. We price to the difference.
(239) 898-6072, text or call. Confidential conversations welcome.
For a villa priced to its size band’s recent sales, yes. With no active listing against 4 closings in 12 months, a buyer has little to compare, and a fall listing meets the winter buyer pool.
By plan size and roof. Over the last 60 months villas under 1,600 square feet closed at a median of $975,000 on 7 sales and villas of 2,000 to 2,499 square feet at $1,750,000 on 7. A list price that ignores condition and roof usually sits.
No. The 2023 declaration has no sale-approval step and no right of first refusal, and the Foundation has none either. You do need the estoppels, the disclosure summary and the flood disclosure.
The roof, the fee layers and leasing. Have the disclosure summary, the estoppels and the Foundation’s current schedule ready before the first showing.
Yes, subject to the lease and to the declaration’s leasing rules. Tell the buyer’s agent the lease terms at the first showing, and remember that a lease cannot be advertised for less than 90 days.
The Foundation charges the $15,000 resale capital assessment to the buyer for deeds recorded on or after October 1, 2026. The contract can allocate it differently, but most do not.
Villas of Pelican Bay owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years, and they read the neighborhood’s recorded declarations, the Clerk’s index and every recorded sale before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Naples villa market that Villas of Pelican Bay 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 page the credential that matters more is narrower than any award: we tracked every Villas of Pelican Bay closing in the Southwest Florida MLS back to October 2021, 24 in the last 60 months, and in the last 12 months we tracked all 4 closings against the recorded instruments before this guide was written.
McGreevy and Comisar is a top-reviewed Pelican Bay 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’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Guy Avagliano, verified Google review
★★★★★ “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
Selling a Villas of Pelican Bay villa? Get a free home valuation, or call Jesse direct at (239) 898-6072.
Buying at Villas of Pelican Bay? Call Marc at (239) 287-5873, read our Pelican Bay buyer page, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around the villas, see our Pelican Bay guide, our guide to Las Brisas, our guide to Bridgeway Villas and our Naples guide.
These are the questions buyers ask us most about Villas of Pelican Bay, a Chapter 720 neighborhood of 48 attached villas inside Pelican Bay in Naples. Each answer cites the recorded declaration, the Pelican Bay Foundation, Florida statute or the Southwest Florida MLS, and the documents control over any summary here.
It is a homeowners’ association under Chapter 720. The recorded declaration describes 48 fee-simple lots with attached villas, and the state record is a not-for-profit corporation. The county roll’s condominium code is a use code only.
There are 48. The recorded plat counts Blocks A to J at 48 lots, the 2023 declaration says forty-eight, and the county roll shows 48 villa parcels. Some data files carry 49 because they matched one extra Gulf Park Drive parcel that is not a villa.
Over the last 24 months, 10 closings had a median of $1,325,000, from $800,000 to $2,050,000. Over 60 months, 24 closings had a median of $1,214,000. The last 12 months hold 4 closings at $1,722,500, a small sample.
The 60-month median of $1,214,000 is the lowest of the eight villa neighborhoods we compare, and the price per square foot is $677. The roll shows plan sizes from 1,337 to 3,385 square feet, built 1988 to 1991, and age, plan and roof condition are the usual reasons for the gap.
We found no public association budget, so we publish no association figure. The sourced layers are the Foundation’s $3,435 a year and the Pelican Bay Services Division’s $1,250.00 for FY2027, which total $4,685 before the association’s dues. The estoppel states the association’s regular assessment.
Its FY2027 estoppel form lists $3,435 a year: $2,180 operating, $497 reserve and $758 bulk media. A quarter is $858.75. The form says single-family property is billed directly.
The county’s page shows $1,250.00 for FY2027: $789.07 for operations and maintenance and $460.93 for capital and projects. We cite the county page only.
It is a Foundation charge paid by the buyer for deeds recorded on or after October 1, 2026. The Foundation’s realtors page says it adjusts 3.5% a year from October 1, 2027. The deed recording date decides which amount applies.
No. The 2023 declaration has no sale-approval step, transfer fee or right of first refusal, and the Foundation has none either. Leasing is the part that needs approval.
Yes, within limits. Leasing needs a written lease for a whole villa, 90 days to one year, two leases at most in 12 months, approval of the association and the Master Association, and no more than five leased villas at a time.
As we read the 2023 declaration, an owner who bought after the March 2023 recording waits 36 months, and the text does not say from when that runs. Get written confirmation from the association before an offer, because it changes an investment plan.
No lease under 90 days is permitted, and advertising under 90 days is barred. The Foundation’s rules also reach short-term arrangements of the Airbnb and VRBO kind and limit leases to two per calendar year.
Two per villa under section 7.2. Pets are barred from the pool and cabana, lessees may not keep pets and guest pets must be registered. The Foundation adds its own beach, tram and boardwalk limits.
Members voted on April 15, 2026 to let the Board require all owners to replace roofs in the same period, to the architectural committee’s specification, at the owner’s cost. We found no schedule or price, so ask for the Board’s roof minutes and any notice.
The owner maintains the roof, the courtyard drainage, the atrium and the downspouts. The association paints exteriors and cleans roofs, with costs shared pro rata. Section 5 of the 2023 declaration draws the line.
Sampled addresses on Trident Way and Gulf Park Drive returned zone X on FEMA’s effective map of February 8, 2024. Zone X includes a 0.2 percent annual chance coastal subtype at most addresses. A point query is not a flood determination, so ask your insurance agent.
FEMA released a preliminary flood map for Collier County on March 20, 2025. The county said a 90-day appeal period began August 19, 2026 and the target effective date is summer 2027, subject to change. We do not claim any new zone for any villa.
Section 7.31 of the declaration requires owners to insure against wind and flood at full replacement cost, with proof at closing and annually. That is a declaration requirement regardless of the map zone, so price the premium before you offer.
The county’s evacuation layer shows Evacuation Zone A for the neighborhood. Confirm it on the state’s Know Your Zone tool, which is the authority for a household plan.
We could not source a gate or guard for the neighborhood itself, and the Foundation asks agents to describe Pelican Bay other than as a gated community. Ask the association about access on a visit.
On the documents we read, no. We found no age restriction in the declaration, the bylaws or the Foundation’s form.
No. Those rules cover condominium and cooperative buildings of three stories or more, and this is a Chapter 720 community. A home inspection, the roof facts and the estoppel are a buyer’s protections instead.
Only on the parcels listed in Exhibit B of the declaration, with architectural committee and Master Association approval. Our notes read six such parcels. Pools installed after the March 2023 recording can be charged for water.
No. Vehicles belong in the garage or driveway, and trucks, trailers, campers and boats may not be kept outside. A large vehicle may not park on a street overnight or beyond four consecutive hours.
Only with the prior written approval of the architectural committee and the Master Association. Because roofs are also subject to the 2026 amendment, coordinate any solar plan with the Board.
Collier County Public Schools’ address lookup for 2027 shows Sea Gate Elementary, Pine Ridge Middle School and Barron Collier High School. We publish no grades, and assignments change, so confirm with the district.
The Foundation operates nearly three miles of beach, open from 9 a.m. to sunset, with a tram system of eight stations. We do not publish a walking time, because the route runs through Foundation paths and trams.
Under section 720.401 the buyer must receive the disclosure summary before signing the contract. If it was not given first, the buyer may void within 3 days after receiving it or before closing, whichever is first, and the right cannot be waived.
The association has 10 business days under section 720.30851, and the certificate is effective for 30 days, or 35 if mailed. The Foundation charges the seller $250 with an optional $100 expedite for 3 business days.
Yes, and Article 9 asks a non-natural owner to designate up to two occupants. Have counsel read that article and the leasing article before the contract.
Over 24 months the median days on market was 43, over 12 months 26 on 4 sales, a small sample, and over 60 months 20. Ten of the 24 closings in 60 months sold in 7 days or fewer.
The 24-month median sale-to-list was 92.2%, the 12-month 96.1% on 4 sales, a small sample, and the 60-month 94.6%. Twenty of the 24 closings sold below the list price, and 2 sold at it.
None on October 7, 2026. We found no active or pending listing. Tell us your plan size and budget and we will watch for the next one.
No. Those are separate Pelican Bay neighborhoods with their own documents. This guide covers only the 48 villas on Trident Way and Gulf Park Drive.
Ask for the association’s budget, the regular assessment, any special assessment, the roof minutes and specification, the leasing waitlist, the Foundation’s estoppel and the declaration. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, can assemble the list for a specific villa.
Buying at Villas of Pelican Bay? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Selling? Get a free home valuation, or call Jesse direct at (239) 898-6072.
These are the questions sellers ask us most about selling a villa at Villas of Pelican Bay, a Chapter 720 neighborhood of 48 attached villas inside Pelican Bay in Naples. Each answer cites the recorded declaration, the Pelican Bay Foundation, Florida statute or the Southwest Florida MLS, and the documents control over any summary here.
It depends on plan size and roof more than any other variable. Over 60 months, villas under 1,600 square feet closed at a median of $975,000 on 7 sales, and villas of 2,000 to 2,499 square feet at $1,750,000 on 7. A free valuation matches your plan to the closest sales.
In the last 24 months, 10 closings had a median of $1,325,000, from $800,000 to $2,050,000. The last 12 months hold 4 closings at $1,722,500, a small sample, and the 60-month median is $1,214,000 on 24 closings.
The 24-month median was 43 days on market, the 12-month median 26 days on 4 sales, a small sample, and the 60-month median 20 days. Ten of the 24 closings in 60 months sold in 7 days or fewer, and four took 90 days or more.
The 24-month median sale-to-list was 92.2%, the 12-month 96.1% on 4 sales, a small sample, and the 60-month 94.6%. Twenty of 24 closings sold below the final list price, so a price that wins the first 30 days matters.
There are no active or pending listings on October 7, 2026, so a well-priced villa meets buyers with little to compare. Four closings in 12 months is a thin market, so pricing evidence matters more than timing.
No. The 2023 declaration has no sale-approval step, transfer fee or right of first refusal, and the Foundation has none either. You do need the estoppels, the disclosure summary and the flood disclosure.
Section 720.401 requires the buyer to receive the disclosure summary before signing the contract. If it was not given, the buyer may void within 3 days after receiving it or before closing, whichever is first. We deliver it with the contract.
Section 689.302 requires it at or before the time the sales contract is executed. We complete it when we list the villa so it is ready before the first offer.
Section 720.30851 gives the association 10 business days. The statute states base caps of $250, an additional $100 for 3-business-day service and $150 more if the account is delinquent. As we read the state’s current adjusted caps, those figures are adjusted every five years, so confirm the amount.
The Foundation charges the seller $250, with an optional $100 expedite for completion in 3 business days. Order it at listing so it is not on the critical path.
Under section 720.30851 an estoppel is effective for 30 days if delivered by hand or email and 35 if mailed. If closing slips past that, order a new one.
Unpaid assessments carry interest and a late fee after 10 days, a lien and, after 30 days, a notice and referral to counsel. Pay the account before listing so the estoppel is clean and the delinquent-account fee does not apply.
The Foundation lists a $500 seller fee for ID cards that are not returned. Collect the cards from every household member before closing.
The buyer pays it for deeds recorded on or after October 1, 2026. The contract can allocate it differently, but most do not. The Foundation’s realtors page says it rises 3.5% a year from October 1, 2027.
The Foundation’s form describes a one-time exemption for owners moving within Pelican Bay, with a $1,000 processing fee. If your buyer is moving within Pelican Bay, ask the Foundation to confirm.
Florida’s rate is $0.70 per $100, and the Collier custom has the seller pay. A $800,000 sale is $5,600, a $1,325,000 sale is $9,275 and a $2,050,000 sale is $14,350.
In Collier County the buyer customarily pays the owner’s title policy, but the contract controls. We confirm the allocation before the contract is signed.
Not without written permission. Section 7.5 bars For Sale and For Rent signs, and permission is granted only to avert serious hardship. We market a villa through photography, video, the multiple listing service and our buyer database.
Because section 7.5 bars unapproved signs, an on-site open house sign needs the same written permission. We rely on scheduled showings and online marketing, and we ask the association what it allows before planning one.
Its age, material, permit and approval, whether you have replaced it, and whether the Board has given any notice under the April 2026 amendment. Have the file ready before the first showing.
That is a pricing question, not a rule. A new roof must use architectural committee approved material (section 7.24) and a coordinated replacement period may be coming. We compare villas with new roofs against older ones in the same size band before advising.
Architectural approvals and county permits should be closed before listing. An unfinished project can hold up an estoppel, an insurance quote or a closing.
Yes, subject to the lease and the leasing rules. Tell the buyer’s agent the lease terms at the first showing, and note that a lease must run at least 90 days.
Yes, but a new owner faces the leasing cap, the lease approvals and, as we read the 2023 declaration, a 36-month wait. That limits the buyer pool, so we say so up front.
Yes. Article 9 asks a non-natural owner to designate up to two occupants, and the buyer’s counsel should read that article.
Section 5.3.1 lets the association inspect a villa vacant for 24 months. If yours has been empty a long time, ask the association before listing.
The association owns water lines to the shut-off valve and sewer to the point of entry, and the owner owns the rest. Tell buyers where the line falls, and keep plumbing repair records ready.
Disclose it. The estoppel must state amounts due, and the association waives amounts it does not state against a buyer who relies on the certificate. A special assessment needs two thirds of those present and voting.
Resolve any fine, notice or architectural violation before listing. Section 720.305 requires 14 days’ written notice and a committee hearing before a fine, and an unresolved fine can appear on the estoppel.
Yes. We handle discreet and off-market sales with qualified buyers, which suits a villa with no sign. The buyer still needs the same estoppels and disclosures.
Expect the real estate commission as negotiated, the title and closing fees as the contract allocates, and any association transfer fee as the documents provide. The 2023 declaration contains none. We list every cost in a net sheet before you list.
We use the 24-month window as the lead because it is the first with 10 closings, label the 12-month data as a small sample and adjust for plan size, roof and condition.
Jesse, part of the Top 1% Real Estate Agents Nationally Since 2008 team, follows up with the sales that fit your plan and explains the roof, estoppel and timing questions for your villa. There is no obligation.
Selling at Villas of Pelican Bay? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Every Villas of Pelican Bay fact on this page comes from a recorded instrument, a state, county or federal record, the Pelican Bay Foundation’s own documents, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, or the Southwest Florida MLS pull of October 7, 2026. The roll and the MLS are cited as plain text.
The primary sources are grouped below by who issued them, numbered continuously. Recorded instruments are cited by Official Records book and page, and each opens in the Collier County Clerk’s viewer.
The documents below are official public records, linked at the issuing authority so you always open the current, unaltered copy. Recorded instruments open in the Collier County Clerk’s official records viewer, Foundation documents open at the Pelican Bay Foundation and county records open at Collier County.
| Document | Issued by | Open it |
|---|---|---|
| Second Amended and Restated Declaration (2023), OR 6226, Page 2307 | Collier County Clerk | Open the 2023 declaration |
| Declaration of Covenants and Restrictions (1988), OR 1377, Page 1264 | Collier County Clerk | Open the 1988 declaration |
| Amended and Restated Declaration (2011), OR 4653, Page 1261 | Collier County Clerk | Open the 2011 restatement |
| Amendment to the Declaration, roofs (2026), OR 6579, Page 2536 | Collier County Clerk | Open the 2026 roof amendment |
| Amendment to the Bylaws (2024), OR 6390, Page 3934 | Collier County Clerk | Open the 2024 bylaws amendment |
| Certificate of Amendment (2000), OR 2663, Page 2851 | Collier County Clerk | Open the 2000 amendment |
| Certificate of Amendment (2004), OR 3593, Page 1274 | Collier County Clerk | Open the 2004 amendment |
| Certificate of Amendment (2007), OR 4171, Page 2275 | Collier County Clerk | Open the 2007 amendment |
| County bill of sale for fire and irrigation facilities (2009), OR 4436, Page 1 | Collier County Clerk | Open the 2009 bill of sale |
| Notice of Commencement, clubhouse reroof (2026), OR 6624, Page 857 | Collier County Clerk | Open the 2026 clubhouse notice |
| Fiscal 2027 estoppel form | Pelican Bay Foundation | Open the Foundation estoppel form |
| Fiscal 2027 Approved Budget Package | Pelican Bay Foundation | Open the Foundation budget |
| Rules and Regulations | Pelican Bay Foundation | Open the Foundation rules |
| Lease Application Packet, fiscal 2027 | Pelican Bay Foundation | Open the lease application packet |
| Leasing amendment (2019), OR 5634, Page 1101 | Pelican Bay Foundation | Open the Foundation leasing amendment |
| Resale capital exemption form | Pelican Bay Foundation | Open the resale capital exemption form |
| Pelican Bay PUD with Ordinances | Pelican Bay Foundation | Open the Pelican Bay PUD document |
| Pelican Bay Services Division, FY 2027 assessment | Collier County | Open the county’s Pelican Bay Services Division page |
| Proposed Flood Insurance Rate Map news release (August 19, 2026) | Collier County | Open the county’s flood map release |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Villas of Pelican Bay. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
6,575 people live in Pelican Bay - Villas of Pelican Bay, where the median age is 73.8 and the average individual income is $153,169. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Pelican Bay - Villas of Pelican Bay, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Sunset Cafe, Angelo's Southern Grill, and Hungry Howie's Pizza & Subs.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
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|---|---|---|---|---|
| Dining | 0.33 miles | 2 reviews | 4/5 stars | |
| Dining · $$ | 1.15 miles | 154 reviews | 4/5 stars | |
| Dining · $ | 1.26 miles | 16 reviews | 3.3/5 stars | |
| Dining · $$ | 1.41 miles | 128 reviews | 3.4/5 stars | |
| Dining | 1.43 miles | 1 review | 3/5 stars | |
| Shopping | 1.23 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.4 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.44 miles | 2 reviews | 5/5 stars | |
| Shopping | 1.44 miles | 1 review | 1/5 stars | |
| Shopping | 1.44 miles | 6 reviews | 3.2/5 stars | |
| Shopping | 1.44 miles | 1 review | 5/5 stars | |
| Shopping | 1.44 miles | 91 reviews | 4.2/5 stars | |
| Shopping | 1.46 miles | 0 reviews | 0/5 stars | |
| Active | 0.25 miles | 3 reviews | 3.7/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.01 miles | 3 reviews | 4.7/5 stars | |
| Beauty | 1.23 miles | 0 reviews | 0/5 stars | |
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Pelican Bay - Villas of Pelican Bay has 3,755 households, with an average household size of 1.75. Data provided by the U.S. Census Bureau. Here’s what the people living in Pelican Bay - Villas of Pelican Bay do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 6,575 people call Pelican Bay - Villas of Pelican Bay home. The population density is 2,231 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
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Blue vs White Collar Workers
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Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
