Willow Brook is a garden condominium of 112 residences in 14 low-rise buildings inside Pelican Bay in Naples: 12 sales in 36 months at a $680,000 median, a $3,435 Foundation assessment and a $15,000 resale fee. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Willow Brook is a garden condominium neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. Willow Brook at Pelican Bay is 112 condominium residences in 14 low-rise buildings on Willowbrook Drive, addressed 760 to 797 Willowbrook Dr, Naples, FL 34108, all built in 1988. This page covers all 112 because the street, the buyers and the market are the same.
This page is about Willow Brook at Pelican Bay in Collier County. The trap is one small word. The Southwest Florida MLS lists the community as Willow Brook at Pelican Bay, while the Collier County Property Appraiser’s 2026 tax roll and the state’s corporation record say Willow Brook in Pelican Bay, a condominium, and the association is Willow Brook in Pelican Bay Condominium Association, Florida document number N21798. The Collier County Clerk’s own index spells the name four ways for this one condominium (WILLOW BROOK, WILLOWBROOK, WILLOW BOOK and WILLOW PROOK) and also lists an unrelated corporate name, Willow Brook Construction Inc. Florida and the rest of the country have many places called Willow Brook or Willowbrook, so a search for “willow brook naples” can return a street, a subdivision or a company that is not this condominium. Match any Willow Brook paper by the association’s document number N21798 and by its declaration, recorded at Official Records Book 1328, page 402, and not by the name alone.
This guide is built from the recorded declarations and amendments at the Collier County Clerk, Florida Division of Corporations filings, the Collier County Property Appraiser’s 2026 tax roll, Collier County’s Milestone Map and its flood, zoning and evacuation layers, FEMA’s flood map, the Pelican Bay Foundation’s published budget, estoppel form and rules, Florida’s condominium statutes as they read in 2026, the association’s own website, and a Southwest Florida MLS pull dated October 7, 2026. 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.
If you own at Willow Brook 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 Willow Brook fits before you tour, and the 2026 amendment on leasing, pets and transfers is the first document to read.
McGreevy and Comisar are the best realtor for Willow Brook at Pelican Bay because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Willow Brook read built from the recorded declaration, the 2026 amendment and every MLS closing.
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 Willow Brook in Pelican Bay, Naples, whether you’re ready to sell your Willow Brook home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters at Willow Brook for a specific reason: it is a thin market in which the rules changed this year. In the 36 months to October 7, 2026, twelve Willow Brook residences closed in the Southwest Florida MLS at prices from $412,000 to $850,000, and in the last 12 months only four closed, with prices from $412,000 to $850,000 and a median of $712,500. A listing agent who prices Willow Brook off a Pelican Bay average will misprice a residence by hundreds of thousands of dollars, and one who has not read the association’s 2026 amendment will misdescribe the leasing, pet and transfer rules to a buyer. We price each residence against its own floor plan and its own sales, and we read the documents first.
Recent Willow Brook track record (last 36 months): In the 36 months from October 8, 2023 to October 7, 2026, the Southwest Florida MLS shows 12 Willow Brook closings (pulled October 7, 2026) at a median sold price of $680,000 (the mean of the 6th and 7th of 12 prices, $675,000 and $685,000), from $412,000 to $850,000, for a total of $8,277,000. The median days on market was 86 days on 11 of those sales. In the last 12 months the count was 4, a small sample. 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 Willow Brook sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Willow Brook we also build the paperwork file before the first showing, because Florida law requires a condominium seller to hand the buyer a document package and gives the buyer seven days, excluding weekends and legal holidays, to cancel after receiving it, and because a Willow Brook sale needs the Board’s written approval and a Pelican Bay Foundation estoppel. We assemble it early so the seven days start on day one.
For Willow Brook buyers: the first question is which of the two floor plans you are buying, because the county roll shows four living areas from 1,521 to 1,760 square feet and the MLS shows living areas from 1,521 to 1,910. The second is the 2026 amendment, which changed the lease limit, the lease minimum and the pet rule for leased residences. The third is the flood map: the Willow Brook addresses we checked sit in FEMA Zone X, outside the Special Flood Hazard Area, a sharp contrast with Hyde Park. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Willow Brook address; we do.
Honors and recognition:
Selling your Willow Brook home? Get a free home valuation priced against the sales of your own floor plan, or call Jesse direct at (239) 898-6072.
Buying a home at Willow Brook? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Willow Brook sits on Willowbrook Drive in the north central part of Pelican Bay, Naples, Florida 34108, in unincorporated Collier County, reached from Green Tree Boulevard. The 14 residential buildings are addressed 760, 761, 764, 765, 768, 772, 776, 780, 784, 788, 790, 792, 793 and 797 Willowbrook Dr, eight residences to a building.
The residential buildings run from 760 to 797 Willowbrook Dr, Naples, FL 34108, so the range most buyers type is 760 to 797 Willowbrook Dr. The 2011 restated declaration gives 799 Willow Brook Drive as the association’s address and the bylaws give the same address for the principal office, and recorded notices of commencement use the same address for the pool, clubhouse and seawall work. The state’s corporation record lists the association’s registered agent as a Naples management company, Newell Property Management Services LLC.
The 1988 declaration describes 14 buildings of eight residences each, and the county’s 2026 roll lists 14 building addresses with 112 condominium parcels, all with a 1988 year built. The roll’s four living areas fall into two families: the smaller plans at 1,521 and 1,563 square feet and the larger plans at 1,701 and 1,760.
| Building address | Residences | Plan family on the county roll | Built (county roll) |
|---|---|---|---|
| 760 Willowbrook Dr | 8 | Smaller plans, 1,521 or 1,563 sq ft | 1988 |
| 761 Willowbrook Dr | 8 | Larger plans, 1,701 or 1,760 sq ft | 1988 |
| 764 Willowbrook Dr | 8 | Smaller plans, 1,521 or 1,563 sq ft | 1988 |
| 765 Willowbrook Dr | 8 | Larger plans, 1,701 or 1,760 sq ft | 1988 |
| 768 Willowbrook Dr | 8 | Larger plans, 1,701 or 1,760 sq ft | 1988 |
| 772 Willowbrook Dr | 8 | Smaller plans, 1,521 or 1,563 sq ft | 1988 |
| 776 Willowbrook Dr | 8 | Larger plans, 1,701 or 1,760 sq ft | 1988 |
| 780 Willowbrook Dr | 8 | Larger plans, 1,701 or 1,760 sq ft | 1988 |
| 784 Willowbrook Dr | 8 | Smaller plans, 1,521 or 1,563 sq ft | 1988 |
| 788 Willowbrook Dr | 8 | Smaller plans, 1,521 or 1,563 sq ft | 1988 |
| 790 Willowbrook Dr | 8 | Smaller plans, 1,521 or 1,563 sq ft | 1988 |
| 792 Willowbrook Dr | 8 | Larger plans, 1,701 or 1,760 sq ft | 1988 |
| 793 Willowbrook Dr | 8 | Smaller plans: 5 residences at 1,521 and 3 at 1,563 sq ft | 1988 |
| 797 Willowbrook Dr | 8 | Larger plans, 1,701 or 1,760 sq ft | 1988 |
The counts add to 112: 56 residences on the smaller plans, 29 at 1,521 and 27 at 1,563, and 56 on the larger plans, 28 at 1,701 and 28 at 1,760. The 1988 declaration says the same thing in words: seven buildings of two-bedroom, two-bath plus den residences of approximately 1,730 square feet and seven buildings of two-bedroom, two-bath residences of approximately 1,550 square feet. The declaration’s figures are the developer’s approximations, and the roll’s are the county’s heated areas. The two sources do not match to the foot, which is normal, and we do not blend them.
No recorded Willow Brook instrument promises a view, and Willow Brook is not on the Gulf. The buildings sit inside the Pelican Bay planned unit development, and the Pelican Bay Foundation owns the beach parks for the whole community. The recorded work does show water on the property: a December 2012 notice of commencement describes a seawall at the association’s address, which tells a buyer that part of the grounds meets water. If a view matters, we walk the specific residence and the floor with you, because the building, the floor and the unit decide it.
Willow Brook’s nearest rival condominium, Hyde Park at Pelican Bay, sits on Pelican Bay Boulevard about 0.6 to 0.7 mile, 944 to 1,081 meters, from the middle of Willow Brook by the Census-geocoded points we checked. Both are condominium neighborhoods inside Pelican Bay and buyers cross-shop them, so a comparison section below sets them side by side.
Collier County’s zoning and future land use layers place the Willow Brook buildings inside the Pelican Bay planned unit development, in the Urban Residential Subdistrict. The community-wide amenities run through the Pelican Bay Foundation, which owns the beach parks and the community center for all of Pelican Bay. The section on what is being built nearby lists the planned developments within about 600 meters.
Selling at Willow Brook? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Willow Brook? Call Marc at (239) 287-5873 or read how we represent buyers.
Living in Willow Brook at Pelican Bay means a two-bedroom or two-bedroom-plus-den condominium residence of 1,521 to 1,760 square feet on the county roll, in a garden building where the association maintains the exterior walls and the common areas and the Pelican Bay Foundation runs the beach, the community center and the tram.
Willow Brook is a mid-sized condominium neighborhood by Pelican Bay standards: 112 residences on the county’s 2026 roll, with a median heated area of 1,632 square feet. What follows is what daily life at Willow Brook looks like, drawn from the recorded documents, the county’s records, the association’s own website and the Foundation’s pages.
Willow Brook at Pelican Bay is a 112-residence condominium declared in 1988 by the developer, Parker-Naples Two, Inc., and recorded on February 16, 1988. The condominium is operated by Willow Brook in Pelican Bay Condominium Association, a Florida not-for-profit corporation filed on July 30, 1987 and active in the state’s records today. Each residence owns an undivided 1/112 share of the common elements and carries one vote.
A Willow Brook buyer is choosing between the smaller plan, about 1,550 square feet in the 1988 declaration and 1,521 or 1,563 on the roll, and the larger plan, about 1,730 square feet in the declaration and 1,701 or 1,760 on the roll. The Southwest Florida MLS lists all 112 under the single name WILLOW BROOK AT PELICAN BAY, and every Willow Brook closing in the last 60 months is coded as an attached residence, so a raw search blends the two plans.
The association’s own website says Willow Brook is in the north central area of Pelican Bay, was constructed in 1988, and has 112 garden-style condominiums with two or three bedroom floor plans from 1,400 to 1,900 square feet of living area. It describes a community pool, hot tub and clubhouse, says the community is pet friendly for dogs, cats and pet birds, and says leasing is allowed two times a year with a two-month minimum. The leasing statement matches the 2026 amendment. The website’s size range is broader than the county roll’s 1,521 to 1,760, so we quote each source by name and do not blend them.
Florida’s corporation records show the association’s registered agent and manager as Newell Property Management Services LLC, with annual reports filed on April 9, 2024, March 27, 2025 and March 30, 2026, and the association’s website names Newell Property Management Corporation as its management company. We do not print contact details for the manager or the Board; owners and buyers request records through the seller or the association’s manager.
Willow Brook has no private yard, no beach of its own and no private golf. It is also not a place for a short-term rental, for a pet in a leased residence or for a fractional or timeshare owner, since the 2026 amendment prohibits timeshare estates and fractional ownership and the leasing rules bar rentals under two months. Buyers who need any of those should look at a single-family street or another Pelican Bay building, and the Pelican Bay hub lists them.
Selling at Willow Brook? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Willow Brook? Call Marc at (239) 287-5873 or read how we represent buyers.
Willow Brook at Pelican Bay residences closed 12 times in the 36 months to October 7, 2026, at a median of $680,000 from $412,000 to $850,000 (Southwest Florida MLS, October 8, 2023 to October 7, 2026). Thirty-six months is the first window with ten or more Willow Brook closings; the 12-month window holds only 4, a small sample.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Willow Brook is a thin market in which a handful of sales a year sets the story, so a single median hides more than it shows. We lead with the first window that holds ten or more sales, name the window and the number of sales beside every figure, and then split by bedroom count, living area and year. One of the 24 sales in the five-year file was entered in the MLS after closing and was not marketed through the MLS. It counts in every closing count, median, range, volume and price-per-square-foot figure below, and it is left out of days on market and sale-to-list, where we show the number of sales each figure uses.
The Southwest Florida MLS pull dated October 7, 2026 counts 12 Willow Brook closings in the 36 months from October 8, 2023, at a median of $680,000 (the mean of the 6th and 7th of 12 prices in order, $675,000 and $685,000), a low of $412,000, a high of $850,000 and total volume of $8,277,000. The median sold price per square foot was $432 on 12 sales, the median days on market 86 on 11 sales, and the median sale price was 97.1 percent of the final list price on 11 sales.
The days-on-market median hides a split. Three of the 11 sales closed in 13 days or fewer (3, 6 and 13 days), and five took 126 days or more (126, 159, 171, 174 and 229). The 229-day sale, in March 2024, closed at $665,000 against a final list of $650,000, so a long wait can still end above the list price. At Willow Brook a priced-right residence sells in weeks, and a residence that is not right can sit for most of a year.
Here is every closing in the 36 months to October 7, 2026, newest first, by month, with no unit numbers, house numbers or owner names. All are attached residences on Willowbrook Drive. Living areas are the MLS’s, which run higher than the county roll’s heated areas, as the residences section explains.
| Closed | Bedrooms | Living area (sq ft) | Final list price | Sold price | Sold vs final list | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| September 2026 | 2 bed plus den, 2 bath | 1,701 | $899,000 | $850,000 | 94.5% | $500 | 126 |
| July 2026 | 3 bed, 2 bath | 1,910 | $850,000 | $825,000 | 97.1% | $432 | 39 |
| May 2026 | 2 bed, 2 bath | 1,582 | $600,000 | $600,000 | 100.0% | $379 | 174 |
| March 2026 | 2 bed, 2 bath | 1,563 | $499,999 | $412,000 | 82.4% | $264 | 86 |
| July 2025 | 2 bed, 2 bath | 1,582 | $645,000 | $600,000 | 93.0% | $379 | 159 |
| May 2025 | 2 bed, 2 bath | 1,582 | n/a | $730,000 | n/a | $461 | n/a |
| May 2025 | 3 bed, 2 bath | 1,701 | $699,000 | $675,000 | 96.6% | $397 | 3 |
| March 2025 | 2 bed, 2 bath | 1,647 | $645,000 | $630,000 | 97.7% | $383 | 13 |
| December 2024 | 2 bed, 2 bath | 1,582 | $689,900 | $685,000 | 99.3% | $433 | 60 |
| April 2024 | 2 bed, 2 bath | 1,521 | $750,000 | $755,000 | 100.7% | $496 | 171 |
| March 2024 | 2 bed, 2 bath | 1,521 | $650,000 | $665,000 | 102.3% | $437 | 229 |
| March 2024 | 2 bed, 2 bath | 1,521 | $875,000 | $850,000 | 97.1% | $559 | 6 |
The September 2026 sale at $850,000 is the highest price of the last 12 months, and it closed after 126 days at 94.5 percent of its final list price of $899,000. The March 2026 sale at $412,000 is the low of the whole five-year file at $264 per square foot, and it closed at 82.4 percent of a final list of $499,999; the MLS record gives no reason for the gap, so we do not offer one. The other two sales in the last 12 months ran from $600,000 to $825,000.
Because a median can move on one sale, here are all four standard windows, each ending October 7, 2026.
| Window | Closings | Median | Low | High | Volume | Per sq ft | Days on market (n) | Sale-to-list (n) |
|---|---|---|---|---|---|---|---|---|
| 12 months (small sample) | 4 | $712,500 | $412,000 | $850,000 | $2,687,000 | $406 | 106 (4) | 95.8% (4) |
| 24 months (small sample) | 9 | $675,000 | $412,000 | $850,000 | $6,007,000 | $397 | 73 (8) | 96.8% (8) |
| 36 months | 12 | $680,000 | $412,000 | $850,000 | $8,277,000 | $432 | 86 (11) | 97.1% (11) |
| 60 months | 24 | $739,500 | $412,000 | $859,000 | $17,455,000 | $452 | 29 (23) | 97.7% (23) |
The 12-month median is the mean of the 2nd and 3rd of 4 prices, $600,000 and $825,000. The 24-month median is the 5th of 9, the 36-month median is the mean of the 6th and 7th of 12, and the 60-month median is the mean of the 12th and 13th of 24, $730,000 and $749,000. The medians do not move in a line: $712,500 over 12 months, $675,000 over 24, $680,000 over 36 and $739,500 over 60, because each window holds so few sales. Speed is clearer: the median days on market is 29 over 60 months against 73 to 106 in the three shorter windows. Willow Brook has become a slower market than the one buyers met in 2022 and 2023, and the next sections show where the change sits.
Four closings in 12 months is too few to read a trend, so we do not build a conclusion on them. They ran from $412,000 to $850,000 at a median of $712,500 and a median of $406 per square foot on 4 sales, and the 4 sales took a median of 106 days and closed at 95.8 percent of the final list price. The two plans are both present: one sale at 1,563 square feet, one at 1,582, one at 1,701 and one at 1,910. One closed at its final list price, none above it and three below it. The previous closing before the March 12, 2026 sale was July 15, 2025, so the market went almost eight months without a recorded closing, from mid-July 2025 to mid-March 2026.
Slicing the five years into five consecutive 12-month periods, each ending on October 7, shows how few sales a year Willow Brook produces.
| 12 months ending October 7 | Closings | Median | Range | Note |
|---|---|---|---|---|
| 2026 | 4 | $712,500 | $412,000 to $850,000 | small sample |
| 2025 | 5 | $675,000 | $600,000 to $730,000 | small sample |
| 2024 | 3 | $755,000 | $665,000 to $850,000 | small sample |
| 2023 | 8 | $770,000 | $675,000 to $859,000 | small sample |
| 2022 | 4 | $750,000 | $645,000 to $830,000 | small sample |
No period reaches ten closings, so every row is a small sample, and the busiest, the 12 months to October 2023, had 8. The 2023 period’s median of $770,000 is the mean of $765,000 and $775,000, and the 2022 period’s median of $750,000 is the mean of $720,000 and $780,000. The newest period’s median of $712,500 is 7.5 percent below the 2023 period’s. With 3 to 8 sales a period, a median can swing by tens of thousands of dollars on one closing.
The 15 closings from October 2021 to April 2024 (months 25 to 60) had a median of $765,000, a median of 24 days on market and a median sale-to-list of 100.0 percent, each on 15 sales. The 9 closings of the last 24 months had a median of $675,000, 73 days on 8 sales and 96.8 percent on 8 sales. That is 11.8 percent lower on price, about three times as long on market and 3.2 points further below list.
In months 25 to 60, 6 of the 15 sales closed above their final list price, 3 closed at it and 6 closed below it. In the last 24 months, none of the 8 sales that were marketed closed above its final list price, 1 closed at it and 7 closed below it, by a median of $25,000, with the widest gap at $87,999 on the March 2026 sale. The last sale above list was April 5, 2024, at $755,000 against $750,000. The pricing power sellers had in 2022 and 2023 is not in the recent sales.
Size explains more of the Willow Brook price spread than the bedroom label does. Over 60 months, by the MLS’s bedroom count:
| Bedrooms | Closings, 60 months | Median sold | Range | Per sq ft (n) |
|---|---|---|---|---|
| 2 bed, 2 bath | 18 | $710,000 (mean of $700,000 and $720,000) | $412,000 to $850,000 | $446 (18) |
| 2 bed plus den, 2 bath (small sample) | 3 | $830,000 | $780,000 to $850,000 | $459 (3) |
| 3 bed, 2 bath (small sample) | 3 | $825,000 | $675,000 to $859,000 | $432 (3) |
By the MLS’s living area, the 14 sales from 1,521 to 1,582 square feet had a median of $725,000, the 7 sales from 1,600 to 1,701 had a median of $780,000, and the 3 sales from 1,851 to 1,910 (a small sample) had a median of $825,000.
| MLS living area (sq ft) | Closings, 60 months | Median sold | Range | Per sq ft (n) |
|---|---|---|---|---|
| 1,521 to 1,582 | 14 | $725,000 (mean of $720,000 and $730,000) | $412,000 to $850,000 | $458 (14) |
| 1,600 to 1,701 | 7 | $780,000 | $630,000 to $859,000 | $459 (7) |
| 1,851 to 1,910 (small sample) | 3 | $825,000 | $700,000 to $830,000 | $432 (3) |
The middle band’s median sits $55,000, or 7.6 percent, above the lowest band’s. The smaller plan’s 1,521 square foot version has the deepest history: 7 closings in 60 months at a median of $765,000, from $645,000 to $850,000, though none has closed since April 5, 2024, thirty months before the pull. Three closings show living areas above the county roll’s largest figure of 1,760 square feet (1,851, 1,862 and 1,910), and the MLS shows 1,582 square feet five times where the roll has no such area. The MLS living area is the listing agent’s entry, so we treat it as a screen and not as an appraisal.
Over 60 months the median is $452 per square foot on 24 sales (the mean of $448 and $455), from $264 to $559. Over 36 months it is $432 on 12 sales, over 24 months $397 on 9 and over 12 months $406 on 4. The highest figure, $559, is the March 2024 sale at $850,000 on 1,521 square feet, and the lowest, $264, is the March 2026 sale at $412,000 on 1,563. The average sale hides how much the figure depends on the living area typed into the listing, so a buyer comparing two residences should compare the county roll’s areas and not only the MLS’s.
MLS closings by calendar year show a market that has run at 2 to 7 sales a year. Every calendar year holds fewer than ten sales, so each row is a small sample.
| Calendar year (MLS closings) | Closings | Median | Low | High |
|---|---|---|---|---|
| 2021 (from October 18) | 2 | $712,500 | $645,000 | $780,000 |
| 2022 | 3 | $830,000 | $720,000 | $850,000 |
| 2023 | 7 | $765,000 | $675,000 | $859,000 |
| 2024 | 4 | $720,000 | $665,000 | $850,000 |
| 2025 | 4 | $652,500 | $600,000 | $730,000 |
| 2026 (through October 7) | 4 | $712,500 | $412,000 | $850,000 |
The yearly median fell from $830,000 in 2022 to $652,500 in 2025, a drop of 21.4 percent, and the 2026 figure to date is $712,500 on four sales, 9.2 percent above 2025 and 14.2 percent below 2022. The 2021 median is the mean of $645,000 and $780,000, the 2024 median the mean of $685,000 and $755,000, the 2025 median the mean of $630,000 and $675,000 and the 2026 median the mean of $600,000 and $825,000. With so few sales a year, one sale moves a year’s median by tens of thousands of dollars, which is why we read the 36- and 60-month windows ahead of any single year.
For completeness, here are the 12 earlier closings in the five-year file, October 2021 to August 2023, newest first.
| Closed | Bedrooms | Living area (sq ft) | Final list price | Sold price | Sold vs final list | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| August 2023 | 2 bed, 2 bath | 1,521 | $795,000 | $775,000 | 97.5% | $510 | 29 |
| July 2023 | 2 bed, 2 bath | 1,528 | $749,000 | $749,000 | 100.0% | $490 | 4 |
| June 2023 | 2 bed, 2 bath | 1,862 | $699,000 | $700,000 | 100.1% | $376 | 6 |
| June 2023 | 2 bed, 2 bath | 1,521 | $850,000 | $830,000 | 97.6% | $546 | 39 |
| May 2023 | 2 bed, 2 bath | 1,600 | $709,900 | $675,000 | 95.1% | $422 | 25 |
| May 2023 | 3 bed, 2 bath | 1,701 | $859,000 | $859,000 | 100.0% | $505 | 0 |
| April 2023 | 2 bed, 2 bath | 1,521 | $795,999 | $765,000 | 96.1% | $503 | 146 |
| December 2022 | 2 bed, 2 bath | 1,671 | $869,900 | $850,000 | 97.7% | $509 | 39 |
| March 2022 | 2 bed, 2 bath | 1,582 | $700,000 | $720,000 | 102.9% | $455 | 24 |
| February 2022 | 2 bed plus den, 2 bath | 1,851 | $749,900 | $830,000 | 110.7% | $448 | 4 |
| November 2021 | 2 bed plus den, 2 bath | 1,701 | $750,000 | $780,000 | 104.0% | $459 | 4 |
| October 2021 | 2 bed, 2 bath | 1,521 | $645,000 | $645,000 | 100.0% | $424 | 0 |
The highest price in the five-year file, $859,000, closed in May 2023 at its list price on a 3 bedroom, 1,701 square foot residence in 0 days on market. The lowest in this group, $645,000, closed in October 2021, also at its list price. These 12 sales had a median of $770,000, a median of 15 days on market and a median sale-to-list ratio of 100.0 percent, each on 12 sales.
Of the 23 sales marketed through the MLS in the 60 months, 6 closed above their final list price, 4 closed at it and 13 closed below it. The six above-list sales fall between November 2021 and April 2024. The highest premium, 10.7 percent, was an $830,000 sale against a final list of $749,900 on February 17, 2022. In the 36 months, 2 of the 11 marketed sales closed above list, both in the spring of 2024, and the median sale-to-list ratio was 97.1 percent.
The Collier County Property Appraiser’s recorded-sales file counts Department of Revenue qualified sales of improved parcels at $100,000 and over. Selected years, with the file running through June 30, 2026. Any year with fewer than ten sales is a small sample.
| Year | Qualified sales | Median | Low | High | Note |
|---|---|---|---|---|---|
| 1988 | 81 | $146,000 | $129,900 | $189,900 | year of the declaration |
| 1989 | 21 | $146,900 | $134,900 | $189,900 | |
| 1994 | 12 | $159,000 | $133,000 | $193,000 | |
| 2000 | 10 | $178,450 | $163,000 | $200,000 | |
| 2004 | 10 | $353,500 | $305,000 | $365,000 | |
| 2006 | 4 | $559,500 | $537,000 | $600,000 | small sample |
| 2009 | 4 | $320,000 | $285,000 | $365,000 | small sample |
| 2012 | 9 | $305,000 | $280,000 | $342,000 | small sample |
| 2015 | 5 | $460,800 | $410,000 | $480,000 | small sample |
| 2018 | 7 | $412,000 | $410,000 | $560,000 | small sample |
| 2020 | 4 | $459,650 | $440,000 | $584,900 | small sample |
| 2021 | 12 | $597,500 | $455,000 | $780,000 | |
| 2022 | 2 | $840,000 | $830,000 | $850,000 | small sample |
| 2023 | 7 | $765,000 | $675,000 | $859,000 | small sample |
| 2024 | 4 | $720,000 | $665,000 | $850,000 | small sample |
| 2025 | 4 | $652,500 | $600,000 | $730,000 | small sample |
| 2026 (through June 30) | 2 | $506,000 | $412,000 | $600,000 | small sample |
The county records deed consideration and the MLS records the reported closing price, so the two files can differ on a sale, and we use each file’s figure in its own table. For 2023 through 2026 the two files agree on the count, median and range for the months both cover, including the $730,000 sale that the MLS entered after closing, which the county’s 2025 file also carries. The one difference we found is in 2022: the county’s qualified file lists 2 sales, at $830,000 and $850,000, while the MLS shows 3, because the $720,000 closing of March 25, 2022 is not in the county’s qualified file. The file lists only sales the Department of Revenue codes as qualified, and recording can lag a closing, so it does not match the MLS count one for one. The county’s 2022 median of $840,000 is 5.8 times its 1988 median of $146,000 and 28.7 percent above its 2025 median of $652,500.
Owners can get a free home valuation built from the Willow Brook sales that match their floor plan, and Jesse follows up directly at (239) 898-6072. Buyers can book a tour by calling Marc at (239) 287-5873 or read how we represent buyers.
On October 7, 2026 the MLS showed no active Willow Brook listings and two pending sales.
| List price | Status | Bedrooms | Living area (sq ft) | Days on market |
|---|---|---|---|---|
| $675,000 | Pending, with a contingency | 2 bed, 2 bath | 1,671 | 82 |
| $625,000 | Pending | 2 bed, 2 bath | 1,582 | 127 |
The median of the two pending list prices is $650,000, the mean of $625,000 and $675,000, which is 4.4 percent below the 36-month median closing of $680,000 and 8.8 percent below the 12-month median of $712,500. The comparison is not like for like: these are list prices and not closed prices, and the closed medians blend every plan. The $625,000 listing asks $395 per square foot on 1,582 square feet and the $675,000 listing asks $404 on 1,671, both inside the $264 to $559 range of five years of closings, and both below the 60-month median of $452.
With no active listings, months of supply is not a number we can compute: the formula divides active listings by the monthly closing pace, and zero actives gives zero months, which says only that nothing was available to buy that day. The 12-month pace is 4 closings, 0.33 a month, and the 36-month pace is 12 closings, 0.33 a month, so even a single new listing would add about three months of supply at either pace. Two pending sales plus no active listings means a buyer touring Willow Brook this week has nothing to see unless a new listing arrives.
Our read is that Willow Brook is a thin, slower market that still pays full price for the right residence. The middle fell from $765,000 over months 25 to 60 to $675,000 over the last 24 months, days on market went from 24 to 73, and nobody has paid above list since April 2024. But the September 2026 closing at $850,000 and the July 2026 closing at $825,000 show buyers paying $800,000-plus for the larger plans, and two sales are pending now. The sales that worked were priced to the market.
As Top 1% Real Estate Agents Nationally Since 2008, we tracked every Willow Brook closing in the Southwest Florida MLS from October 2021 to October 2026, 24 in all, and in the last 12 months we tracked all 4 against the county roll and the recorded documents before this guide was written. Before we price a Willow Brook residence we sort the closings by floor plan and bedroom count, check the MLS living area against the county roll, and read the association’s 2026 amendment on leasing and transfers. A seller can ask for that work at no cost.
Selling at Willow Brook? Start with a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Willow Brook? Call Marc at (239) 287-5873 or read how we represent buyers.
The residences at Willow Brook at Pelican Bay measure 1,521, 1,563, 1,701 or 1,760 square feet on the county roll, in two plan families across 14 buildings of eight residences, while the Southwest Florida MLS lists living areas from 1,521 to 1,910 square feet, so we quote each source by name below.
By the Collier County Property Appraiser’s 2026 tax roll, Willow Brook holds 29 residences at 1,521 heated square feet, 27 at 1,563, 28 at 1,701 and 28 at 1,760, a median of 1,632. The 1988 declaration’s approximations are 1,550 and 1,730. The Southwest Florida MLS lists living areas from 1,521 to 1,910 square feet on the closings of the last five years, with 2 bedroom, 2 bedroom plus den and 3 bedroom labels, each with 2 baths. The three sources describe area differently and do not match, so we do not blend them. A buyer who needs an exact figure should rely on the recorded condominium plat, an appraisal or a measured floor plan.
The 1988 declaration describes the smaller plan as a two-bedroom, two-bath residence and the larger plan as a two-bedroom, two-bath residence plus one den. The Southwest Florida MLS labels the larger living areas as either 2 bedroom plus den or 3 bedroom, and every Willow Brook closing shows 2 baths. The bedroom label is the listing agent’s entry, so a buyer who needs a true third bedroom should check the floor plan and ask the Board how a den was treated in any alteration.
The flooring rule in section 11.3(B) of the 2011 declaration refers to second-floor residences, which tells a buyer that some residences sit above others. We did not find a count of stories per building in the declaration pages we read, on the county pages or on the association’s website, so we do not state one beyond the label of low-rise garden buildings that we use for the neighborhood. A buyer who cares about the floor should walk the specific residence and ask the association for the building’s plat.
Under the 1988 declaration each residence has the use of one assigned parking space as a limited common element, and the 2011 restatement keeps the exclusive use of one assigned parking space for each residence (section 8.1(A)). Section 8.2 lets two owners exchange parking use rights if the Board approves and a Certificate of Transfer is recorded. Section 12.7 limits each residence to two vehicles, bars trucks over a one-half-ton payload overnight, and bars boats, trailers, recreational vehicles, motorcycles and all-terrain vehicles, and it prohibits repairs on the property. A buyer should ask which space belongs to a residence and ask for the recorded assignment before closing.
Collier County’s 2026 roll gives 1988 as the year built for all 112 parcels, and the declaration was recorded on February 16, 1988, with the developer’s estimated latest completion date in the declaration of October 30, 1988. A 1988 building passed 30 years in 2018, which matters to the milestone inspection rules in the section below if the buildings are three stories or more. A buyer who needs the exact certificate of occupancy dates should ask the association.
Section 11.1 of the 2011 declaration makes the association responsible for the common elements, the exterior building walls, the electrical service to each residence’s breaker panel and the rough plumbing to the residence’s shut-off. Section 11.2 makes the owner responsible for the residence’s windows, frames and glass, the entry door and interior doors, the air conditioning and heating equipment, water heaters, appliances, fixtures and floor coverings. Section 10.1 makes water and sewer a common expense. A buyer should read both lists, since they decide who pays when a window, a door, a pipe or an air handler fails.
Under section 11.3(A) the owner cleans and paints the interior of the lanai and maintains the lanai’s screens, railings and sliding glass doors, while the association maintains the exterior walls and the lanai’s concrete slabs. Section 11.3(B) bars hard-surface flooring in second-floor residences, except in kitchens, baths, foyers and lanais, unless the Board approves it and a sound-absorbent underlayment is installed. A buyer who plans to replace carpet with tile or wood should ask the Board for the approval form and the underlayment standard before pricing the work.
Section 11.4 and section 11.12 require the Board’s approval for alterations. The owner gives 30 days’ written notice, the Board has 30 days to respond, and the period can extend another 30 days if the Board has a licensed architect or engineer review the plans. Section 11.5 limits a remodel to six months unless the Board extends it, and section 11.6 bars combining residences. Section 11.7 says the association may not make material alterations to the common elements costing more than $10,000 in a year without an owner vote. A buyer planning a renovation should ask for the current rules and the approval form, and should ask whether earlier alterations in the residence were approved.
Section 11.13 of the declaration refers to the shutter specifications that section 718.113 of the Florida Statutes allows a condominium association to adopt. A buyer should ask the Board for the approved shutter and impact-window standards and the permit history for any replaced windows or doors, before pricing any window or door work.
When a residence is co-owned or owned by an entity, the 2011 declaration requires one designated Primary Occupant, and the Board approves only one change of Primary Occupant in any 12 months. A buyer taking title in a trust, a company or with a partner should read the sale and ownership sections of the declaration before choosing the form of title.
Selling at Willow Brook? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Willow Brook? Call Marc at (239) 287-5873 or read how we represent buyers.
Willow Brook at Pelican Bay began as a Declaration of Condominium recorded on February 16, 1988 (Official Records Book 1328, page 402), was followed by instruments in the developer’s name through July 1988, and was amended in 1989 and later years, restated in 2011 and amended again in 2021 and 2026. The history below follows the recorded instruments in order.
Florida’s corporation records show Willow Brook in Pelican Bay Condominium Association, document number N21798, filed as a not-for-profit corporation on July 30, 1987, about six months before the declaration. The filing is active, its last recorded event is an amendment dated March 28, 2011, and its annual reports were filed on April 9, 2024, March 27, 2025 and March 30, 2026.
On February 16, 1988 the Clerk recorded the Declaration of Condominium, 128 pages, Official Records Book 1328, page 402, by the developer, Parker-Naples Two, Inc., with the condominium exhibit at Condominium Book 30, pages 119 to 123 the same day. The declaration describes 14 buildings of eight residences each, 112 in all: seven buildings of two-bedroom, two-bath plus den residences of about 1,730 square feet and seven of two-bedroom, two-bath residences of about 1,550 square feet. It reserves the developer’s right to change the mix of plans. The declaration names Westinghouse Communities of Naples only to say that it is not the developer.
The declaration describes a recreation area with a rectangular heated pool of about 1,850 square feet, a pool deck of about 5,800 square feet, an air-conditioned cabana building of about 1,400 square feet and a heated spa about 12 feet square, and it commits the developer to a pool amenities package of at least $10,500. Its estimated budget lists the Pelican Bay Foundation assessment at $184 a year, with $200 proposed for 1988, against $3,435 a year for fiscal 2027 today.
Between March 1 and July 15, 1988 the Clerk recorded nine more instruments in the developer’s name or in the condominium’s name: OR 1331, page 800 (March 1, 2 pages), OR 1334, page 2168 (March 16, 12 pages), OR 1339, page 210 (April 4, 3 pages), OR 1341, page 1307 (April 13, 2 pages), OR 1341, page 1927 (April 14, 12 pages, recorded with a surveying firm), OR 1349, page 229 (May 12, 3 pages), OR 1356, page 2386 (June 10, 3 pages), OR 1361, page 1985 (June 30, 3 pages) and OR 1365, page 1485 (July 15, 3 pages). We list them by date and length and do not state what each one changed.
The Clerk’s index shows four instruments recorded in 1989: OR 1453, page 1210 (July 6, 2 pages), an agreement with the developer at OR 1465, page 2314 (August 30, 3 pages), a declaration-type instrument at OR 1483, page 2146 (November 14, 11 pages) and another at OR 1493, page 96 (December 20, 4 pages). The 2011 restatement is the operative declaration, and we did not read these four in full.
On January 31, 1992 the Clerk recorded a 10-page instrument from The Club at Pelican Bay, Inc., Official Records Book 1683, page 276. The 2011 declaration attaches it as Exhibit F, the 1992 License Agreement and Grant of Easement with The Club at Pelican Bay, Inc. (section 7.2(D)). A 12-page instrument at Official Records Book 1702, page 979 followed on April 6, 1992. A buyer should read Exhibit F, because it is a recorded right affecting the condominium’s land.
The Clerk recorded two-page amendments on August 27, 1997 (Official Records Book 2341, page 2518), May 29, 1998 (Official Records Book 2424, page 2674) and June 16, 2003 (Official Records Book 3317, page 949), and a six-page one on June 5, 2000 (Official Records Book 2682, page 3384). We have not read them in full and do not state what they changed; the 2011 restatement is the operative declaration.
On June 23, 2009 the Board of County Commissioners and the Collier County Water-Sewer District recorded a four-page instrument naming the association, Official Records Book 4464, page 132. We have not read its terms, and we list it because water and sewer are a common expense under section 10.1 of the 2011 declaration.
On April 7, 2011 the Clerk recorded the 104-page Amended and Restated Declaration of Condominium, Official Records Book 4669, page 2294, adopted at the members’ meeting of February 17, 2011, with the bylaws and exhibits. It is the operative declaration, and we cite it by section throughout this page. It requires a 67 percent vote of the voting interests, present and voting or by written consent, to amend (section 21.3), and it says that where documents conflict, the statute controls, then the declaration, then the articles and bylaws (section 22.3).
On July 14, 2016 the Pelican Bay Foundation recorded a five-page notice naming Willow Brook, Official Records Book 5294, page 627. We have not read it in full and do not state its effect. A buyer should read it alongside the condominium’s own declaration.
On February 16, 2021 the Clerk recorded a two-page amendment, Official Records Book 5892, page 2245, adopted on February 4, 2021. It requires guests who are not accompanied by the owner to be registered in advance with the association’s property manager, with names, permanent addresses, telephone numbers, vehicle identification and length of stay, and adds a section 12.4(A) requiring registration of guests who stay 30 days or more.
On April 24, 2026 the Clerk recorded a four-page amendment, Official Records Book 6579, page 2453, adopted on February 13, 2026. It broadens the definition of a lease, bars timeshare and fractional ownership, tightens the lease limit from three a year to two with a two-month minimum, and strikes the exception that let pets live in leased residences on a one-year lease. The sections on leasing, pets and sales below take it up. We read the page images and confirmed the struck-through text visually.
Willow Brook sits inside the Pelican Bay planned unit development. Collier County’s zoning layer lists the district as the Pelican Bay PUD (petition R-76-31), last amended by Ordinance 04-59, and the same layer returned the same answer at every Willow Brook address we checked. The Foundation’s Pelican Bay planned unit development document is the controlling land-use record for the community. The 2011 declaration also makes Willow Brook subject to the Foundation’s Second Amended and Restated Declaration and to Exhibit E, recorded at Official Records Book 1280, page 989, the covenants for Parcel E in Unit Five.
The amenities at a Willow Brook at Pelican Bay condo start with the association’s own swimming pool, hot tub and clubhouse, which have recorded resurfacing work in 2025, plus access to the Pelican Bay Foundation’s beach parks, community center, fitness center, tennis, pickleball and tram service, which every Pelican Bay owner funds through the Foundation assessment.
The association’s website lists a community pool, a hot tub and a clubhouse. The 1988 declaration describes the recreation area in detail: a rectangular heated pool of about 1,850 square feet, 4 to 6 feet deep with a stated capacity of about 94, a pool deck of about 5,800 square feet, a heated spa of about 12 feet square with a capacity of about 12, and an air-conditioned cabana building of about 1,400 square feet with a kitchen, men’s and women’s restrooms and changing rooms, a pool equipment room, an office, and a meeting and card-playing area of about 810 square feet.
The recorded work shows what is current. A May 12, 2010 notice describes Virginia Graeme Baker spa revisions, which is the name of the federal pool and spa safety law, an August 24, 2011 notice describes resurfacing the pool, and a May 27, 2025 notice describes resurfacing the pool and spa. We did not find a recorded date for the next resurfacing, and we do not state the pool’s current condition; ask the association what is open today.
A July 24, 2002 notice of commencement describes hurricane shutters at the clubhouse. The 1988 declaration provides an air-conditioned cabana building with a meeting and card-playing area, and we did not confirm that it is the building the notice calls the clubhouse. We did not find a recorded remodel of the clubhouse interior. Ask the association what the building is used for today and whether it is available to owners for private events.
Section 12.10 of the 2011 declaration sets rules for use of the common elements, and section 13.5 says an owner whose residence is leased may not use the recreation facilities or the parking while the lease runs, except as another owner’s guest. A buyer who plans to rent the residence should plan around that rule.
The Foundation’s overview describes nearly three miles of beach, open from 9 a.m. to sunset, with the tram service running to its stations. See the Foundation’s beaches page and its pages on Sandbar South Beach and Marker 36 North Beach. Foundation rules bar pets from any Foundation or Collier County beach, the trams and any boardwalk.
The Foundation’s community center and fitness center are Foundation facilities and not part of the condominium, so their rules sit in the Foundation’s Rules and Regulations. The Foundation’s dining page lists its restaurants.
The Foundation’s racquets program lists 18 Har-Tru tennis courts at two locations. The Pelican Bay pickleball group publishes court and play information on its FAQ page.
Club Pelican Bay is a separate private club. Club membership is a separate decision from owning at Willow Brook and from the Foundation assessment, and the club publishes membership and golf information. The 1992 license and easement with The Club at Pelican Bay, Inc. is a recorded instrument of the condominium and is not a club membership.
The Foundation assessment is not a Club membership, and it funds Foundation operations, reserves and bulk media, not your building’s insurance, roof, exterior or pool. Those are separate bills, described in the fee sections below.
Selling at Willow Brook? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Willow Brook? Call Marc at (239) 287-5873 or read how we represent buyers.
Fees at Willow Brook at Pelican Bay come in layers: your condominium association assessment, paid monthly or quarterly as the Board sets it; the Pelican Bay Foundation assessment of $3,435 a year for fiscal 2027, billed to the association for a condominium; and the Pelican Bay Services Division assessment of $1,250.00 approved for fiscal 2027.
The Foundation’s fiscal 2027 estoppel form, version dated August 31, 2026, lists an annual assessment of $3,435, or $858.75 a quarter. That total is $2,180 for operations ($545 a quarter), $497 for reserves ($124.25) and $758 for bulk media ($189.50). The Foundation’s approved fiscal 2027 budget package shows a fiscal 2026 total of $3,295, so the increase is $140, or 4.2 percent. The form says that for a condominium the Foundation’s billing is paid by the condominium association, and section 10.1 of Willow Brook’s 2011 declaration makes Foundation assessments, other than the resale capital assessment, a common expense of the condominium. A buyer should ask how the association’s budget and its monthly or quarterly bill carry that cost.
Willow Brook’s association sets its assessment in an annual budget adopted by the Board. Under bylaw 6.5 of the 2011 restatement, assessments are paid monthly or quarterly, as the Board determines, and under bylaw 6.9 the fiscal year runs from January 1 to December 31. We do not print a number, because the association’s budget is a member record and we found no published assessment on the association’s public pages. Florida’s section 718.111(12) makes the budget an official record that owners and prospective buyers can request. Ask the listing agent for the budget and the estoppel certificate before you write an offer.
Section 10.1 of the 2011 declaration makes water and sewer service a common expense, and makes Foundation assessments other than resale capital assessments a common expense. It also makes bulk pest control and bulk communications, information and internet services common expenses if the Board contracts for them in bulk for the whole condominium. Whether the Board currently buys pest control or communication services in bulk is a budget question we could not answer from public records, so ask for the budget line items. The association also maintains the exterior walls and common elements under section 11.1 and insures the buildings under section 15.
Under bylaw 6.3 the proposed budget includes reserve accounts for roof replacement, painting, pavement resurfacing and any item with a current estimated cost over $10,000. The 2011 text lets the members vote by a majority to waive reserves; Florida’s structural integrity reserve study law, described below, now bars waiving the reserves for the structural items in the buildings the law reaches, so the statute controls where it applies. Bylaw 6.6 lets the Board levy special assessments by resolution on 14 days’ written notice that states their purpose, and requires that the funds be spent for that purpose. We found no percentage cap on special assessments in the bylaws we read. Bylaw 6.2.1 adds a protection for owners: if a proposed assessment exceeds 115 percent of the prior year’s, 10 percent of the voting interests can force a special meeting to consider a substitute budget.
The Pelican Bay Services Division fiscal 2027 assessment on the county’s Pelican Bay Services page is $1,250.00, made up of $789.07 for operations and maintenance and $460.93 for capital and projects. The division is a Collier County program with its own advisory board. We state only the fiscal 2027 figures that the county’s page shows, and we do not state a year-over-year change. Use the Collier County Tax Collector’s tax search for what a specific parcel is billed.
For deeds recorded on or after October 1, 2026, the Foundation charges a $15,000 resale capital assessment, a buyer cost paid at closing. The Foundation’s realtor page says that from October 1, 2027 it increases automatically by 3.5 percent a year, which at today’s amount would be $15,525 in the first year it applies. An owner moving from one Pelican Bay residence to another can claim a one-time exemption on the Foundation’s resale capital exemption form, with a $1,000 processing fee, and an owner who has used the exemption before is not eligible.
Florida’s section 718.116(8) requires the association to issue an estoppel certificate within 10 business days of a request, valid for 30 days if hand delivered or sent electronically and 35 days if mailed. The statute states a fee of $250, plus $100 if the certificate is wanted within 3 business days and up to $150 more if the owner is delinquent; as we read the state’s current adjusted caps, they are $299, $119 and $179. Section 10.11 of the declaration says 15 days and an information fee of up to $150 plus copy and attorney costs, and the statute’s shorter period controls. The Foundation’s separate estoppel, Section D of its form, is a seller cost of $250, plus an optional $100 to have it completed within 3 business days.
A buyer pays the Foundation’s $15,000 resale capital assessment, recording fees for the deed, lender and inspection costs, and, by Collier County custom, the owner’s title insurance policy, though the contract controls. A buyer also reimburses the seller for prepaid property taxes and association dues in the prorations, and pays any association application fee the contract assigns to the buyer, since sections 13.7 and 14.6 let the Board charge a preset processing fee up to the legal maximum.
A seller pays Florida documentary stamps on the deed at $0.70 per $100 of price, the condominium and Foundation estoppel fees, the listing and buyer-agent commissions the seller agrees to, and a $500 Foundation fee if the Foundation identification cards are not returned.
| Willow Brook sale price | Documentary stamps at $0.70 per $100 |
|---|---|
| $412,000 (36-month low) | $2,884 |
| $680,000 (36-month median) | $4,760 |
| $712,500 (12-month median, small sample) | $4,987.50 |
| $850,000 (36-month high) | $5,950 |
The amounts are rounded to the dollar where needed.
We cannot say whether the association has levied one, because assessments are billed to owners and are not recorded at the Clerk. Under bylaw 6.6, special assessments are levied by the Board by resolution, with a notice that states their purpose, so the way to know today is to ask for the Board minutes, the current budget and the estoppel certificate in your document package.
Selling at Willow Brook? Get a free home valuation, read how we sell Pelican Bay homes, or call Jesse direct at (239) 898-6072.
Buying at Willow Brook? Call Marc at (239) 287-5873, see our Pelican Bay buyer page, or read how we represent buyers.
Willow Brook at Pelican Bay owners pay three separate bodies: the condominium association, the Pelican Bay Foundation and the Pelican Bay Services Division, which each answer to different governing documents, budgets and boards, and a buyer should ask for all three budgets before an offer.
Willow Brook in Pelican Bay Condominium Association, Florida document number N21798, maintains the exterior walls, roofs, common elements and the recreation area, and insures the buildings under section 15 of the declaration. Its Board has five to seven directors elected to two-year staggered terms under bylaw 4.1, and the Board acts for the association unless the Condominium Act or the documents require an owner vote. Bylaw 6.8 requires an audited financial statement within 90 days after year end, with a copy to owners within 21 days, and allows a review or a compilation instead only if a majority of the voting interests agree.
The Foundation assessment is $3,435 for fiscal 2027, set by the Foundation’s approved budget. The budget package counts 6,474 billable units. The Foundation’s realtor page describes about 6,500 residences in 95 associations. The Foundation does not require transfer approval and has no right of first refusal; its estoppel form says approval, where required, comes from the condominium sub-association. Section 6.4 of the 2011 declaration makes Willow Brook subject to the Foundation’s recorded documents.
The division is a Collier County program with its own advisory board. Its fiscal 2027 assessment of $1,250.00, split between operations and maintenance at $789.07 and capital and projects at $460.93, is on the county’s page. The division publishes its agenda packets, which carry its budget discussions.
Ask for three things on any Willow Brook purchase: the condominium budget and estoppel; the Foundation estoppel, which states the current assessment and any unpaid resale capital; and the property tax bill showing the Services Division line.
The Foundation and Services Division layers are the same set of bodies for every Pelican Bay residence, so the differences between Willow Brook and its neighbors sit in the condominium layer, which is a member record we cannot read. We therefore do not rank buildings by fee. A lower-priced building is not automatically a lower-cost building to own, and the way to compare is to put the three budgets side by side for the specific buildings you are weighing.
The 2011 Willow Brook Amended and Restated Declaration, 104 pages at Official Records Book 4669, page 2294, governs Willow Brook at Pelican Bay by section: assessments in section 10, maintenance in section 11, use in section 12, leasing in section 13, sales in section 14 and insurance in section 15, with the 2021 and 2026 amendments on top.
The condominium has 112 residences, so each owns an undivided 1/112 share of the common elements and carries one of 112 voting interests (sections 6.1 and 4.18). Under bylaw 4.1 the Board has five to seven directors elected to two-year staggered terms.
Section 10.6 charges no interest on an assessment paid within 10 days after the due date. Section 10.7 lets the association accelerate the rest of the assessments once an installment is 30 days past due and a lien is recorded. Sections 10.8 and 10.9 give the association a lien on the residence and set its priority, and section 10.12 lets the association redirect rent from a tenant of a delinquent owner. Bylaw 8.1 allows fines of up to $1,000 in the aggregate for a continuing violation, after a hearing before a committee of owners. The estoppel certificate is how a buyer sees what is owed at closing.
Section 12.1 limits each residence to use as a single family residence and bars business use, and it treats public lodging as a business use. Section 12.9 bars For Sale and For Rent signs and allows Open House signs as the Pelican Bay documents permit. Section 12.7 sets the parking and vehicle limits described in the residences section above, and section 12.10 sets rules for use of the common elements.
Section 12.2 limits guests in the owner’s absence: relatives may stay without a fixed day limit, up to six people, while other guests are limited to two weeks on two occasions a year. Section 12.4 puts no limit on guests when the owner is present. The 2021 amendment requires guests who are not accompanied by the owner to be registered in advance with the property manager, and adds a section 12.4(A) for guests who stay 30 days or more. In a leased residence, section 13.3 limits guests to 10 days once per lease and six persons.
Under section 15.1 each owner insures the residence’s contents, floor, wall and ceiling coverings, fixtures, appliances, water heaters, built-ins and the owner’s alterations, and the owner’s policy has to carry at least $2,000 of loss assessment coverage as the declaration cites section 627.714 of the Florida Statutes. Section 15.1(I) says that costs inside a residence that exceed the association’s insurance proceeds, such as a deductible or an uninsured loss, are paid by the owner. Section 15.2 requires a replacement-cost appraisal at least every 36 months and has the association carry windstorm coverage under an all-risk policy, and section 15.2(B) has the association carry flood insurance through the National Flood Insurance Program only if the condominium sits in a flood zone where a federally insured mortgage requires it.
Under section 21.3 a declaration amendment passes with 67 percent of the voting interests present and voting, or by 67 percent written consent, and section 21.5 protects a residence’s size and percentage share from being changed that way. The 2021 and 2026 amendments recorded at the Clerk each show the process in use.
Bylaw 6.2 has the Board mail the proposed budget at least 14 days before the budget meeting. Bylaw 6.3 requires reserves for roof replacement, painting, resurfacing and items over $10,000, and bylaw 6.6 governs special assessments, as described in the fee section above.
Bylaw 8.2 requires mandatory non-binding arbitration before a suit on the disputes the bylaw lists. A buyer should read it before signing.
The association’s official records are open to members and their representatives under section 718.111(12) of the Florida Statutes. The budget, the reserve study, the minutes and the insurance policies are member records. We have not seen them and do not state what they contain; request them in writing through the seller or, once you own, through the association.
Selling at Willow Brook? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Willow Brook? Call Marc at (239) 287-5873 or read how we represent buyers.
No, Willow Brook at Pelican Bay is not a 55-plus community. We found no age restriction in the 2011 Willow Brook declaration, in the 2021 and 2026 amendments or in the pages of the 1988 declaration we read, and none of them designates the community as housing for older persons. The association’s own website describes no age rule either.
The Foundation’s Rules and Regulations are a separate document from the condominium’s, and we do not summarize them beyond the leasing and pet points below. A buyer who wants to know whether any Foundation facility rule turns on age should read the Foundation’s Rules and Regulations for the facility in question.
Yes, approval is a separate question from age. Section 14 of the 2011 declaration requires the Board’s prior written approval of a sale, and the 2026 amendment added a prohibition on timeshare estates and fractional ownership in section 14.1(F). The sections below show the procedure.
An owner gives the Board written notice at least 20 days before the intended closing. The Board approves or disapproves within 20 days after it has the notice and the information it asked for, or within 60 days after the notice, whichever comes first, and silence counts as approval. An approval is stated in a Certificate of Approval. The association may charge a preset processing fee up to the legal maximum (section 14.6). Plan for at least 20 days between the Board’s receipt of a complete application and any closing, and ask for the current application form before you write an offer.
A disapproval needs a majority of the entire Board and must rest on grounds the declaration lists. If the Board disapproves without good cause, it must name an approved purchaser within 30 days or the buyer is deemed approved (section 14.3(D)). The 2026 amendment rewrote section 14.3(C): a denial for good cause is reviewed case by case for recency and detrimental impact, the association is an equal housing opportunity and no transfer is denied for discriminatory reasons, and if the Board denies a transfer for good cause the association has no obligation to purchase or to provide an alternate transferee. It also added a seventh ground, a prohibited transfer. An unapproved transfer is void (section 14.5), and a first mortgagee taking title is exempt (section 14.4).
When a residence is co-owned or owned by an entity, the declaration requires one designated Primary Occupant, and the Board approves only one change of Primary Occupant in any 12 months. A buyer taking title in a trust or a company should confirm the Primary Occupant before closing, because the Board approves only one change in any 12 months.
Yes, a Willow Brook at Pelican Bay owner can lease within tight limits: since the 2026 amendment, section 13.2 allows no more than two leases a calendar year, each of two months to one year, with Board approval, and the Foundation’s 2019 amendment also caps leasing at two a year; the recorded documents control over any summary.
Section 13 of the 2011 declaration allows only an entire residence to be leased, in writing, to a natural person, after the Board approves. The 2026 amendment rewrote section 13.2: no more than two leases in a calendar year, down from three; a minimum term of two months, up from 30 days; a maximum term of one year; no option to renew; no sublease; no new lease may begin until two months after the first day of the last lease; and no advertising of a rental for less than two full months. The same amendment broadened the definition of a lease to reach any arrangement in which anything of value is paid to anyone, and names license, transient rental, barter, home exchange and raffle among the arrangements that count.
Under the 2011 text an owner gives the Board written notice at least 15 days before occupancy, and the Board has 15 days to approve or disapprove, with silence deemed approval. A disapproval needs a majority of the whole Board and must rest on grounds the declaration lists. The Board may charge a preset application fee up to the legal maximum (section 13.7). Ask for the current form and the timeline before you advertise or sign a lease.
Section 13.5 says an owner whose residence is leased may not use the recreation facilities or the parking facilities while the lease runs, except as another owner’s guest. Section 13.3 limits guests in a leased residence to 10 days, once per lease, and six persons. A buyer who plans to rent the residence should plan around both rules.
An owner stays responsible for the condominium assessments while a tenant lives in the residence. Section 10.12 lets the association redirect rent to itself when an owner is delinquent.
Since the 2026 amendment, pets are not permitted in leased residences. The amendment struck the exception that let pets live in a leased residence on a one-year lease, and struck the matching sentence in the introduction to section 13. A buyer who wants a rental investment should know that a tenant cannot bring a pet, which narrows the pool of renters.
The Foundation requires a lease application at least 30 days before the lease period, and its Rules and Regulations of December 12, 2024 issue at most two Renter Cards per plot. See the Foundation’s 2027 lease application packet.
The Foundation’s 2019 leasing amendment, recorded May 28, 2019 at Official Records Book 5634, page 1101, approved on March 25, 2019, reads at section 3.26 that, unless otherwise provided by Neighborhood Covenants, no single-family dwelling unit shall be leased more than two times per calendar year, and it counts Airbnb and VRBO type arrangements as leasing. Willow Brook’s own section 13.2 now also allows two. The two documents agree on the count, and the association’s rule adds the two-month minimum and the spacing rule. Where two rules apply, the stricter one governs in practice, and the recorded documents, not this summary, are the rule. We do not give a legal reading of the Foundation’s “unless otherwise provided” clause.
With a two-month minimum, a ban on advertising for less than two full months, a limit of two leases a year, a broad definition of lease that names transient rentals and home exchanges, and a bar on public lodging as a business use in section 12.1, the documents do not allow the nightly or weekly rentals that Florida condominium buyers sometimes expect. A buyer who needs a shorter rental should not rely on Willow Brook.
The 2026 amendment added definitions of fractional ownership and timeshare estate in new sections 4.19 and 4.20 and prohibits both in section 14.1(F). A buyer who plans to share a residence among several owners should read those sections before signing.
Selling at Willow Brook? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Willow Brook? Call Marc at (239) 287-5873 or read how we represent buyers.
Willow Brook at Pelican Bay allows dogs and cats, other pets with Board approval, and no more than two pets, kept on a leash or carried outside the residence, and since the 2026 amendment it bars pets in leased residences; the Pelican Bay Foundation separately bars pets from beaches, trams and boardwalks.
Section 12.6 of the 2011 declaration allows dogs and cats, requires Board approval for other pets, limits each residence to two pets, and requires a pet to be leashed or carried outside the residence. The 2026 amendment widened the section to cover pets and animals and drew a line between pets and qualified assistance animals under the federal Fair Housing Act. The association’s website describes the community as pet friendly for dogs, cats and pet birds. We found no weight or height limit in the sections we read.
The 2026 amendment struck the words that allowed pets in a leased residence when the lease was for a one-year term, so no pets are allowed in a leased residence today. A buyer who plans to rent the residence should plan for that.
Under the Foundation’s Rules and Regulations, pets are barred from any Foundation or Collier County beach, the trams, the boardwalks, the dining areas, the community center meeting rooms and the fitness center, and leashes may be 6 feet at most.
Assistance animals are handled under federal and state fair housing law and not under the pet rule. Federal guidance is on HUD’s assistance animals page. A buyer with an assistance animal should ask the Board how it handles a reasonable-accommodation request.
The pet rule describes animals and conduct, not people: the number of animals, how they are kept outside the residence, which animals need approval and where a pet is not allowed. A buyer should ask the Board for the current written pet rules and any registration form before closing.
Florida’s milestone inspection and structural integrity reserve study rules apply to condominium buildings of three habitable stories or more, and Collier County’s Milestone Map returned no record for any Willow Brook association, so a Willow Brook buyer should ask the association which buildings, if any, the rules reach and request the milestone summary or a written statement.
Under section 553.899 of the Florida Statutes, a milestone inspection is a structural inspection by a licensed architect or engineer of a condominium building that is three habitable stories or more in height as determined by the Florida Building Code. It is due by December 31 of the year the building reaches 30 years from the date its certificate of occupancy was issued and every 10 years after that, and the local enforcement agency may require 25 years where local circumstances, such as proximity to salt water, call for it.
Collier County publishes a Milestone Map that tracks each reporting building’s inspection status, and a saltwater-boundary layer that sets which buildings fall under the shorter interval. The buffer layer returned the same distance code, 3, at the Willow Brook points we checked, and the county’s saltwater map describes a three-mile boundary. The county’s page and the statute govern the exact schedule for any building.
On October 7, 2026 we queried the county’s Milestone Map layer two ways: by association name for any name containing WILLOW, and by location within 400 meters of the middle of Willow Brook. Both queries returned no record. The map lists the buildings the county tracks and does not publish the inspection reports, and we have not seen a Willow Brook report.
The absence of a county record can mean that the buildings are under three habitable stories and outside the rule, or that an inspection has not been entered on the map, or something else. We found no count of stories per building in the declaration pages we read, on the county’s pages or on the association’s website, so we do not choose between those readings and we state no milestone status for Willow Brook. A buyer should not assume the rules do not apply, and should ask the association for either the milestone summary or a written statement that the rule does not reach its buildings.
If a building’s certificate of occupancy dates to 1988, the 30-year point arrives in 2018 and the 25-year point in 2013, and the repeat inspection would fall 10 years later. The county’s roll gives 1988 as the year built for every Willow Brook parcel, but the roll’s year built is not the certificate of occupancy date, so the schedule for any building rests on the certificate. This is arithmetic, not a finding about any Willow Brook building.
Section 718.112(2)(g) requires a unit-owner-controlled association that existed on or before July 1, 2022 to have a structural integrity reserve study completed by December 31, 2025 for each building on the condominium property that is three stories or higher in height, and to fund the reserves the study identifies. The requirement does not reach buildings under three stories. A buyer should ask for the completed study or a statement that none is required or complete.
Under section 718.111(12) the association’s official records are open to owners and, through a seller, to buyers: the milestone inspection summary and report where one applies, the structural integrity reserve study where one applies, the budget with its reserve schedule, the year-end financial statement and the minutes. We do not state what any of those documents contain, because they are member records we have not seen. Request them in writing before you rely on a Willow Brook building.
Section 718.503 requires a unit owner selling a residence to give the buyer a current copy of the declaration, articles of incorporation, bylaws and rules, the most recent annual financial statement and annual budget and the state’s frequently asked questions document, and the statute’s contract clause makes the agreement voidable by the buyer within 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer signs and receives them. For a building the milestone and reserve study rules reach, the package also includes the inspector-prepared milestone summary and the most recent reserve study. We assemble the package before the first showing.
Among the notices of commencement we read, none describes structural or concrete repair at Willow Brook. The recorded work we read is roofing, painting, pavers, shutters, pool and spa work, a seawall, signs, a fence and a bridge repair, listed in the permits section below. A recorded notice shows that work was permitted, not what an inspection found, so the absence of a structural notice is not a clean bill of health.
A Willow Brook buyer is not choosing between safe and unsafe; the buyer is choosing between known and unknown. The county’s map tells you nothing is on file. The association’s records tell you whether a rule applies and what the next cycle costs. Ask for them.
Selling at Willow Brook? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Willow Brook? Call Marc at (239) 287-5873 or read how we represent buyers.
Willow Brook at Pelican Bay sits in FEMA flood Zone X, shaded, outside the Special Flood Hazard Area, at the eight addresses we checked on FIRM panel 12021C0381J effective February 8, 2024, and in Collier County’s hurricane evacuation Zone A, so evacuation and wind are the first insurance questions for a Willow Brook buyer.
We checked eight Willow Brook addresses, 760, 768, 776, 784, 790, 793, 797 and 761 Willowbrook Dr. FEMA’s National Flood Hazard Layer returns Zone X, shaded, the 0.2 percent annual chance flood hazard, with no base flood elevation and the Special Flood Hazard Area flag false, on panel 12021C0381J effective February 8, 2024. The county’s Coastal High Hazard Area layer returned no match. A buyer should confirm a specific address on FEMA’s map service center. Flood status is set address by address, so do not assume a neighboring Pelican Bay building shares it; Hyde Park, 0.6 to 0.7 mile away, is in Zone AE.
A mortgage lender’s flood insurance requirement generally turns on the Special Flood Hazard Area, and Zone X, shaded, sits outside it, but a lender, an insurer and the association’s own documents decide what a specific residence needs. Section 15.2(B) of the 2011 declaration has the association carry flood insurance through the National Flood Insurance Program only if the condominium is in a flood zone where flood insurance is required for a federally insured mortgage. FEMA’s flood insurance guidance explains the federal program, and Collier County’s condominium flood coverage fact sheet covers how it applies to condominium owners. A buyer should ask a lender and an insurer about a specific residence and ask the association what flood coverage, if any, it carries.
Collier County’s August 2026 news release on the proposed flood insurance rate map says FEMA released a preliminary map on March 20, 2025, that a 90-day appeal period began on August 19, 2026, and that the county targets an effective date in summer 2027. A preliminary map is not in effect. We have not matched the preliminary map to any Willow Brook building, so we state no future zone. A buyer should check the preliminary map for a specific address and ask an insurer how a change could affect a policy.
Section 689.302 of the Florida Statutes requires a seller to complete and provide a flood disclosure to a purchaser of residential real property at or before the time the sales contract is executed. We hand it over with the listing paperwork, before an offer, so a buyer reads it first and not after signing.
Collier County’s evacuation layer puts the Willow Brook points in Zone A, the first zone ordered to leave for a surge threat. Look up your address on the state’s Know Your Zone tool.
Hurricane Ian in September 2022 produced the surge the National Hurricane Center documents in its Ian report. We do not state a Willow Brook damage history, because we found no recorded one. The notices of commencement we found are listed below by scope and date; none is described as storm repair. Ask the association for the post-storm repair record.
Section 15.2 of the 2011 declaration requires an independent replacement-cost appraisal at least every 36 months and has the association carry windstorm coverage under an all-risk policy. We have not seen the policies. An owner needs a homeowner’s policy for contents, floor, wall and ceiling coverings, fixtures, appliances and alterations, with at least $2,000 of loss assessment coverage under the section 627.714 requirement the declaration cites (section 15.1); we make no claim about that statute’s text. Florida’s insurance regulator publishes wind-mitigation resources.
Section 15.1(I) says that costs inside a residence that exceed the association’s insurance proceeds, including a deductible and an uninsured loss, are paid by the owner. A buyer should therefore ask what the association’s windstorm deductible is today, what the owner’s loss assessment coverage must be, and how a special assessment for a shortfall would be levied under bylaw 6.6.
Section 11.13 refers to the hurricane shutter specifications that section 718.113 of the Florida Statutes contemplates, and a July 24, 2002 notice of commencement shows shutters at the clubhouse. Window and door replacement is owner work under section 11.2. A buyer should ask for the approved standards and the permit history for any replaced windows or doors.
A wind mitigation inspection documents the roof deck, the roof-to-wall connections, the opening protection and the roof covering, and Florida insurers discount premiums for them. Ask the seller for any wind mitigation report on the residence, and ask the association what it knows about the roofs; the only recorded roof work we found is a 2009 tile re-roof.
Selling at Willow Brook? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Willow Brook? Call Marc at (239) 287-5873 or read how we represent buyers.
Willow Brook at Pelican Bay is zoned to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High School, according to the Collier County Public Schools address lookup for the Willow Brook street addresses for the 2027 school year, and the Florida Department of Education’s school grades released September 8, 2026 show an A for all three schools.
The district’s address service returned the same three schools for every Willow Brook address we checked, with no rezone flagged. Collier County Public Schools publishes an attendance zone map and a live zone lookup. Zones can change, so confirm the zone for a specific address before an offer that depends on it. The district’s attendance boundaries page explains the process.
The Florida Department of Education’s school grades page lists an A for each of the three schools in the 2026 grades, released September 8, 2026. In the department’s 2026 file, Sea Gate Elementary earned 84 percent of the possible points, Pine Ridge Middle 75 percent and Barron Collier High 73 percent. We state only the 2026 results, because we did not confirm earlier years. Grades describe school performance, not any child or family.
Sea Gate Elementary is at 650 Seagate Drive, Pine Ridge Middle at 1515 Pine Ridge Road and Barron Collier High at 5600 Cougar Drive, all in the Naples area.
The Collier County Clerk’s Official Records show building-level and amenity work at Willow Brook at Pelican Bay in notices of commencement recorded from 2002 to 2026, including hurricane shutters, pavers, a tile re-roof, exterior painting, pool and spa resurfacing, a seawall, a new fence and a bridge repair, each cited below so a buyer can read it.
A notice of commencement is recorded before a permitted project begins and describes the work. We read each image; the descriptions below are the notices’ own, and we leave out contractor and owner names.
| Recorded | Official Records | Work described | Building or area | Open |
|---|---|---|---|---|
| July 24, 2002 | OR 3078, page 785 | Hurricane shutters | Clubhouse | Open |
| June 13, 2005 | OR 3820, page 998 | Paver installation | 13 building addresses | Open |
| September 3, 2009 | OR 4488, page 1978 | Tear off and re-roof, tile | Buildings and garages and carports | Open |
| May 12, 2010 | OR 4565, page 2117 | Virginia Graeme Baker spa revisions | Spa | Open |
| August 24, 2011 | OR 4713, page 570 | Resurface the pool | Pool, association address | Open |
| August 7, 2012 | OR 4824, page 335 | Entry signs and a directional sign | Entrance and grounds | Open |
| December 20, 2012 | OR 4867, page 1915 | Seawall | Association address | Open |
| April 28, 2014 | OR 5030, page 3580 | Painting of all buildings | 14 addresses | Open |
| August 8, 2022 | OR 6161, page 2149 | New fence | Not stated | Open |
| May 27, 2025 | OR 6472, page 2876 | Resurfacing of the pool and spa | Pool and spa, association address | Open |
| March 19, 2026 | OR 6565, page 1838 | Bridge repair | Not stated | Open |
Among the notices we read, one describes roofing: a September 3, 2009 notice describing a tear-off and tile re-roof of the buildings and of the garages and carports. That is 17 years before this guide, and a buyer should ask the association when each roof was last inspected, what the remaining life is and how the next replacement will be funded, since roof replacement is a named reserve item under bylaw 6.3.
A June 13, 2005 notice describes paver installation at 13 building addresses, and an April 28, 2014 notice describes painting of all the buildings, listing 14 addresses, among them the association’s. Section 11.3(A) has the association maintain the exterior walls, so painting is an association project, and a buyer should ask when the next one is planned.
The recorded pool work is a May 12, 2010 notice for spa revisions, an August 24, 2011 notice for resurfacing the pool, a May 27, 2025 notice for resurfacing the pool and spa, and a December 20, 2012 notice for the seawall at the association’s address. A seawall is a shoreline structure, so a buyer should ask who owns and maintains it and what its reserve plan is.
A March 19, 2026 notice describes a bridge repair, and an August 8, 2022 notice describes a new fence. We do not know which bridge or which fence from the notices, and a buyer should ask the association whether either is a shared structure with a neighboring property or association.
The Clerk’s name search for Willow Brook returns many entries under several spellings and several parties, so we kept only notices whose property description identifies the Willow Brook buildings or the association’s address. A notice of commencement shows that work was permitted, not what it cost or how it turned out.
Collier County’s CityView portal lists permits by address. Ask for the air conditioning age, water heater, window and door permits and any alteration approved under sections 11.4 and 11.12 before you write an offer.
Collier County’s zoning and land-use layers show a Mixed Use Activity Center Subdistrict and a Conservation Designation within about 600 meters of Willow Brook at Pelican Bay, with seven planned developments in that radius, while Willow Brook itself sits inside the Pelican Bay planned unit development.
Within about 600 meters of a point in the middle of Willow Brook, the county’s planned-development layer lists seven planned developments: Heavenly, Lemuria, Monterey, Pavilion, Pelican Bay, Sleepy Hollow and a planned development titled Three Hundred Acre Goodlette Rd. The zoning layer lists agricultural, C-4 commercial, community facilities planned unit development, planned unit development, RMF-16 multifamily and RSF-1 single-family districts. Willow Brook itself sits in the Pelican Bay planned unit development.
The county’s future land use layer shows Willow Brook in the Urban Residential Subdistrict, with a Mixed Use Activity Center Subdistrict and a Conservation Designation within about 600 meters. A buyer who cares about what could be built next door should read the planned-development documents for the specific parcel next to the residence, because land-use designations set the range of uses and not a project.
A March 19, 2026 notice of commencement describes a bridge repair, and the notice is cited in the permits section above. A buyer should ask the association which bridge the repair addressed, who maintains it and what the reserve plan is.
The Pelican Bay Services Division publishes its 2025 Clam Bay monitoring report and agenda packets, such as the October 8, 2025 packet and the June 10, 2026 packet.
Selling at Willow Brook? Get a free home valuation, see a Pelican Bay home valuation, or call Jesse direct at (239) 898-6072.
Buying at Willow Brook? Call Marc at (239) 287-5873 or read how we represent buyers.
Daily life at Willow Brook at Pelican Bay runs along Willowbrook Drive off Green Tree Boulevard and through the Pelican Bay Foundation’s services, including the beach tram, with the North Collier fire district serving the buildings and NCH healthcare services close enough to plan around.
The Foundation operates tram service to its two beach parks and publishes the beach facilities on its beaches page. Collier County’s beach parking sticker is sold through the Collier tax collector.
The Foundation publishes a design review and covenants application for exterior work. Willow Brook’s own association adds the Board approval that sections 11.4 and 11.12 describe, and a buyer planning exterior work should expect both.
NCH publishes its North Collier services and its 2025 community health needs assessment. The county’s fire district layer places Willow Brook in the North Collier fire district.
Property taxes are billed by the Collier County Tax Collector, and the Property Appraiser’s 2026 roll lists each parcel; use the tax search for a specific residence. Florida’s Department of Revenue publishes homestead and exemption information.
Section 10.1 of the 2011 declaration makes water and sewer a common expense of the association, and a June 23, 2009 instrument recorded between Collier County, the Collier County Water-Sewer District and the association appears in the Clerk’s index. The Foundation’s fiscal 2027 assessment includes a bulk media agreement of $758 a year, which its estoppel form lists as one component of the $3,435. A buyer should ask which utilities and services the association’s budget carries and which are billed to the owner.
Willow Brook at Pelican Bay had 4 closings in the last 12 months at a median of $712,500, the fourth lowest of the eight Pelican Bay condominiums in the table below, between Hyde Park at $707,500 and Valencia at $760,000, and only Laurel Oaks, with 11 closings, has ten or more sales.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The table compares eight Pelican Bay buildings by what they are, how many residences they hold, when they were built and what sold in the 12 months to October 7, 2026. A 12-month median built on fewer than 10 sales can move on one closing, so read the closing counts first.
| Building | Product | Units | Built | 12-month closings | 12-month median | Closings per 100 residences |
|---|---|---|---|---|---|---|
| Willow Brook | 14 low-rise garden buildings | 112 | 1988 | 4 (small sample) | $712,500 | 3.6 |
| Hyde Park | Three six-story buildings and one two-story building | 97 | 1983 to 1988 | 6 (small sample) | $707,500 | 6.2 |
| Laurel Oaks | Low-rise garden condominium | 160 | 1990 to 1991 | 11 | $645,000 | 6.9 |
| Avalon | Gated garden condominium | 174 | 1992 to 1994 | 9 (small sample) | $590,000 | 5.2 |
| Pebble Creek | 17 low-rise garden buildings | 264 | 1994 to 1996 | 8 (small sample) | $1,130,000 | 3.0 |
| Barrington Club | About 23 low-rise garden buildings | 89 | 1992 to 2000 | 8 (small sample) | $777,500 | 9.0 |
| Interlachen | Garden condominium and attached villas | 92 | 1984 to 1991 | 7 (small sample) | $830,000 | 7.6 |
| Valencia | Low-rise and mid-rise condominium | 135 | 1988 to 1990 | 4 (small sample) | $760,000 | 3.0 |
Willow Brook and Hyde Park have the third and fourth lowest medians in the table, $712,500 and $707,500, behind Avalon at $590,000 and Laurel Oaks at $645,000, and the two sit about 0.6 to 0.7 mile apart. Willow Brook’s 4 closings on 112 residences is 3.6 closings per 100 residences, a slower turnover than Hyde Park’s 6.2, Laurel Oaks’s 6.9, Barrington Club’s 9.0 and Interlachen’s 7.6, and about the same as Pebble Creek’s 3.0 and Valencia’s 3.0. The garden-style rows, Willow Brook, Laurel Oaks, Avalon, Pebble Creek and Barrington Club, run from $590,000 to $1,130,000, so garden style alone does not set a price.
A buyer who likes Willow Brook’s low-rise layout should compare Laurel Oaks at Pelican Bay with 160 low-rise residences, Avalon at Pelican Bay with 174 gated garden residences and Pebble Creek at Pelican Bay with 264 residences in 17 low-rise buildings. Each has its own declaration, so the rules differ, and we read each one before we compare it.
A median per building does not say that one building is better than another. It mixes unit size, floor, view, condition and the sales that were entered after closing. Use it to decide which buildings to tour, then compare individual residences. Willow Brook’s 12-month median of $712,500 is also near its own 60-month median of $739,500, but on four sales it can move on one closing.
The unit counts and years built come from the Pelican Bay roster we maintain from county and association records. The closing counts and medians come from the Southwest Florida MLS pull of October 7, 2026.
Willow Brook fits a buyer who wants a garden condominium of 112 residences in 14 low-rise buildings outside the Special Flood Hazard Area, while Hyde Park fits a buyer who wants a mid-rise condominium of 97 residences; over 36 months Willow Brook closed at $432 a square foot against $505.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Hyde Park at Pelican Bay sits on Pelican Bay Boulevard, about 0.6 to 0.7 mile from Willow Brook by the Census-geocoded points we checked, and the two pull the same buyers. The window below is 36 months ending October 7, 2026, the first window with 10 or more closings for Willow Brook; Hyde Park reaches 10 at 24 months, and its 36-month figures are on 15 sales.
| Measure | Willow Brook | Hyde Park |
|---|---|---|
| Units | 112 | 97 |
| Year built | 1988 | 1983 to 1988 |
| Buildings | 14 low-rise garden buildings | Three six-story buildings (A, B, C) and two-story Building T |
| Living area on the county roll | 1,521 to 1,760 sq ft, median 1,632 | 1,439 to 2,191 sq ft, median 1,439 |
| 36-month closings | 12 (11 marketed through the MLS) | 15 |
| 36-month median sold price | $680,000 | $900,000 |
| 36-month price range | $412,000 to $850,000 | $550,000 to $1,435,000 |
| 36-month median price per sq ft | $432 | $505 |
| 36-month median days on market (n) | 86 (11) | 82 (15) |
| 36-month median sale-to-list (n) | 97.1% (11) | 92.7% (15) |
| 12-month closings and median | 4 and $712,500 (small sample) | 6 and $707,500 (small sample) |
| Active and pending listings on October 7, 2026 | 0 active, 2 pending at $675,000 and $625,000 | 3 active, median list $1,250,000, none pending |
| Months of supply at the 12-month pace | Not computed (no active listings) | 6.0 |
| FEMA flood zone at the addresses checked | Zone X, shaded, outside the Special Flood Hazard Area | Zone AE, Special Flood Hazard Area, base flood elevation 10 feet |
| County Milestone Map | No record for any Willow Brook association | Buildings A, B and C milestone completed, next inspection 2033; Building T not listed |
| Pets | Dogs and cats; other pets with Board approval; two pets at most; none in leased residences | One small dog of 20 pounds or less; none in leased residences |
| Leasing | Two leases a year; two-month minimum; two-month spacing rule | Two leases a year; 90-day minimum; 12 months of ownership first |
| Sale approval | Board, within 20 days after notice and information or 60 days after notice | Board, within 30 days after notice and information or 60 days after notice |
| Age restriction | None found | None found |
Over 36 months Willow Brook’s median sold price was $680,000 against $900,000 at Hyde Park, which is 24.4 percent lower, and its median price per square foot was $432 against $505, 14.5 percent lower. The county roll shows a larger typical Willow Brook residence, a median of 1,632 square feet against 1,439, though Hyde Park also has 30 larger residences at 2,191. The gap closes in the last 12 months, when the two medians were $712,500 and $707,500, each on a small sample.
Willow Brook’s median days on market over 36 months was 86 across 11 sales and Hyde Park’s was 82 across 15, but Willow Brook closed at 97.1 percent of the final list price against 92.7 percent, which is about 4.4 points less negotiation room. Over the last 12 months Willow Brook’s median days on market was 106 across 4 sales and Hyde Park’s was 124.5 across 6, both small samples.
Willow Brook had no active listings and two pending on October 7, 2026, so a Willow Brook buyer is choosing from fewer residences at the moment, while Hyde Park had three active listings, which the 12-month sales pace puts at 6.0 months of supply. Three listings and two pending sales are small numbers, so one sale or one new listing moves the picture.
Willow Brook was built in 1988 in 14 low-rise garden buildings, and Collier County’s Milestone Map has no record for it, as the milestone section above explains. Hyde Park was built from 1983 through 1988, with three buildings of three stories or more that sit in the county’s milestone file as completed with the next inspection in 2033. The flood designations differ too: Willow Brook is in Zone X, outside the Special Flood Hazard Area, and Hyde Park is in Zone AE with a base flood elevation of 10 feet.
Hyde Park allows one small dog of 20 pounds or less, two leases a year with a 90-day minimum after 12 months of ownership, no age restriction, and Board approval of every sale. Willow Brook allows dogs and cats and, with approval, other pets, up to two, with no pets in leased residences, two leases a year with a two-month minimum and a two-month spacing rule, no age restriction that we found, and Board approval of every sale, with a 2026 prohibition on timeshare and fractional ownership. Read each declaration for the same four points before you decide.
Each building has its own trap. Willow Brook’s is the preposition, as the opener explains, and Hyde Park’s is that Hyde Park is also a Tampa neighborhood and a London park, which its page covers. Match each building’s papers by its association’s Florida document number and not by the name alone.
Tour Willow Brook first if you want a garden-style layout, a flood designation outside the Special Flood Hazard Area and a lower typical price, and tour Hyde Park first if you want a mid-rise residence with a range of floor plans up to three bedrooms. Tour both, because the short distance makes it easy, and read the Hyde Park page alongside this one.
Selling at Willow Brook? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Willow Brook? Call Marc at (239) 287-5873 or read how we represent buyers.
Buying at Willow Brook at Pelican Bay means two plan families of 1,521 to 1,760 square feet and a flood zone outside the Special Flood Hazard Area, against a two-pet limit, no pets in leased residences, tight leasing, Board approval of every sale and a slower market, with a 24-month median of $675,000 against $765,000 before.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, walk every buyer through the floor plans and the paperwork before the first tour. Willow Brook fits a buyer who wants a garden-style condominium in a mid-sized Pelican Bay community, who has no more than two pets and no plan to rent the residence short term, and who is comfortable with a Board approval step and a slower, negotiated market.
A buyer who wants a pet in a rental, nightly rentals, a quick closing without an approval step or a Gulf-front tower should look at other Pelican Bay buildings, and the Pelican Bay hub lists them.
If you’re searching for a Willow Brook listing agent, or thinking, ‘I need someone to sell my Willow Brook home…’ you are selling into 4 closings in the last 12 months, a buyer who reads the 2026 amendment and the fee layers before touring, and a Board approval. McGreevy and Comisar sell Willow Brook 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)
Willow Brook is a condominium where floor plan, paperwork and a recent rule change decide how a sale goes. 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 Willow Brook listing along with the document file a Willow Brook buyer’s lender, insurer and attorney ask for in week one.
Honors and recognition:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
In the last 12 months Willow Brook has seen 4 resales in the Southwest Florida MLS (pulled October 7, 2026), a small sample.
With 4 Willow Brook closings in 12 months and two pending sales, a buyer compares your residence with a handful of others and with the last few recorded sales. The sales split by plan, so McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a 1,521 or 1,563 square foot residence against the smaller-plan sales and a 1,701 or 1,760 square foot residence against the larger-plan sales. Our goal is to list at a price that wins the first 30 days, because the 126-day, 159-day, 171-day, 174-day and 229-day sales in the last 36 months are what the alternative looks like.
Every Willow Brook sale needs the Board’s prior written approval under section 14 of the declaration, with notice at least 20 days before the intended closing and a Board response within 20 days after it has the notice and information, or 60 days after the notice in any case. If the Board disapproves a sale without good cause, the declaration lets the buyer be deemed approved unless the Board names an approved purchaser within 30 days. Section 12.9 bars For Sale and For Rent signs, so a Willow Brook listing is sold through photography, video, the MLS and scheduled showings.
A dedicated seller page for this building, titled sell my home in Willow Brook at Pelican Bay, is planned. Until it is published, the plan lives here: pricing by plan, the document file before the first showing, and the approval timeline built into the contract.
Start with a free home valuation. It takes about a minute, and Jesse follows up with the Willow Brook sales that fit your residence: the same plan, adjusted for condition and floor. An automated estimate cannot tell a residence that sold for $412,000 on 1,563 square feet from one that sold for $850,000 on 1,521 square feet, both on the smaller plan; the 60-month medians by plan run from $710,000 for 2 bedroom residences to $830,000 for 2 bedroom plus den and sit on small samples for the larger plans. We price to the difference.
(239) 898-6072, text or call. Confidential conversations welcome.
For a residence priced to the recent sales of its own plan, it can be. With no active listings and two sales pending, a new Willow Brook listing is the only choice a buyer has that week, and the two largest recent closings, $825,000 and $850,000, show that buyers pay for the right residence.
Against its own plan. In the last 36 months the 1,521 to 1,582 square foot residences closed from $412,000 to $850,000 and the 1,600 to 1,701 square foot residences from $630,000 to $850,000. Condition and floor move the number; a list price that ignores them usually sits.
Yes. Section 14 of the 2011 declaration requires the Board’s prior written approval of every sale. Give the association the contract and application as early as the contract allows, at least 20 days before closing.
The 2026 amendment on leasing, pets and transfers, the milestone and reserve-study record, the fee layers and the approval timeline. Have the statutory package, the estoppels and the Foundation’s current schedule ready before the first showing.
Yes, subject to the lease and to the declaration’s lease rules, and the buyer must be approved like any other. Tell the buyer’s agent the lease terms at the first showing, and remember that since 2026 no pets are allowed in a leased residence.
The Foundation charges the $15,000 resale capital assessment to the buyer at closing for deeds recorded on or after October 1, 2026. The contract can allocate it differently; most do not.
Willow Brook owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years and read Willow Brook’s recorded declaration, the 2026 amendment and every Willow Brook closing in the MLS before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Willow Brook 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 condominium market that Willow Brook 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 Willow Brook page the credential that matters more is narrower than any award: we tracked every Willow Brook closing in the Southwest Florida MLS back to October 2021, 24 in all, and in the last 12 months we tracked all 4 Willow Brook closings against the county roll before this guide was written.
McGreevy and Comisar is a top-reviewed Willow Brook realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Derek Dixon, verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Guy Avagliano, verified Google review
★★★★★ “We 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
Selling a Willow Brook home? Get a free home valuation, or call Jesse direct at (239) 898-6072.
Buying at Willow Brook? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Willow Brook, see our guide to Hyde Park, our guide to Laurel Oaks, our guide to Valencia and our Naples guide.
These are the questions buyers ask most about Willow Brook at Pelican Bay, the 112-residence condominium on Willowbrook Drive in Naples, answered from the recorded declaration and amendments, Collier County’s records, FEMA’s map and the Southwest Florida MLS, with the date and source of each figure.
Willow Brook at Pelican Bay is a 112-residence garden condominium on Willowbrook Drive in Naples, declared and recorded in 1988 and built in 1988, in 14 low-rise buildings of eight residences each.
On Willowbrook Drive in the north central part of Pelican Bay, reached from Green Tree Boulevard, at 760 to 797 Willowbrook Dr, Naples, FL 34108, in unincorporated Collier County.
Both appear. The Southwest Florida MLS says “at,” while the county roll and the state’s corporation record say “in.” The association is Florida document number N21798, and its declaration is at Official Records Book 1328, page 402.
112 residences in 14 buildings of eight, with 56 on the smaller plans and 56 on the larger plans by the county roll.
The county roll lists 1,521, 1,563, 1,701 and 1,760 square feet, a median of 1,632. The MLS living areas on the closings of the last five years run from 1,521 to 1,910 square feet.
Fourteen, addressed 760, 761, 764, 765, 768, 772, 776, 780, 784, 788, 790, 792, 793 and 797 Willowbrook Dr.
The county roll gives 1988 for every parcel. The Clerk recorded the declaration on February 16, 1988.
In the last 36 months, 12 closings at a median of $680,000, from $412,000 to $850,000 (Southwest Florida MLS, pulled October 7, 2026). The last 12 months had 4 closings, a small sample, at a median of $712,500.
A median of $432 over 36 months, $406 over 12 months and $452 over 60 months, per the Southwest Florida MLS. The MLS living area is the listing agent’s entry, so treat the figure as a screen and not as an appraisal.
The 36-month median was 86 days on 11 marketed sales, but three of the 11 sold in 13 days or fewer and five took 126 days or more, so pricing decides the outcome.
The median sale-to-list ratio was 97.1 percent over 36 months on 11 marketed sales. Two closed above the final list price, one at it and eight below it, and no marketed sale has closed above list since April 2024.
None were active on October 7, 2026, and two were pending, listed at $675,000 and $625,000.
$3,435 for fiscal 2027, or $858.75 a quarter, according to the Foundation’s fiscal 2027 estoppel form. For a condominium the form says the billing is paid by the condominium association.
We do not print a number, because the association’s budget is a member record and we found no published figure. Assessments are paid monthly or quarterly as the Board determines. Ask for the budget and the estoppel before you offer.
A $15,000 buyer cost at closing for deeds recorded on or after October 1, 2026, rising 3.5 percent a year from October 1, 2027, per the Foundation’s realtor page.
The county’s Pelican Bay Services page lists a fiscal 2027 assessment of $1,250.00, made up of $789.07 for operations and maintenance and $460.93 for capital and projects.
Section 10.1 of the 2011 declaration makes the cost of water and sewer service a common expense of the association, so it is paid through the condominium assessment. Ask for the budget to see the line item.
No. We found no age restriction in the 2011 declaration or its amendments.
Yes. Section 14 of the declaration requires the Board’s prior written approval of a sale, and the owner gives notice at least 20 days before the intended closing.
The Board must act within 20 days after it has the notice and all requested information, or within 60 days after the notice, whichever comes first. If it does nothing, the transfer is deemed approved.
Yes, within limits: since the 2026 amendment, no more than two leases a calendar year, a two-month minimum and one-year maximum, a two-month spacing rule and Board approval of each lease.
No. The two-month minimum applies, advertising for less than two full months is barred, section 12.1 treats public lodging as a business use, and the Foundation’s 2019 amendment counts Airbnb and VRBO type arrangements as leasing.
Dogs and cats are allowed, other pets need Board approval, the limit is two pets, and pets must be leashed or carried outside the residence (section 12.6). The Foundation separately bars pets from beaches, trams and boardwalks.
No. Since the 2026 amendment struck the one-year-lease exception, pets are not permitted in leased residences.
FEMA’s map puts the eight addresses we checked in Zone X, shaded, outside the Special Flood Hazard Area, with no base flood elevation, on panel 12021C0381J effective February 8, 2024. Confirm any specific address on FEMA’s map service center.
A preliminary map is not in effect, and the county targets summer 2027 for an effective map after the appeal period that began August 19, 2026. We have not matched the preliminary map to any Willow Brook building and state no future zone.
Collier County’s layer puts the Willow Brook points in Zone A.
We do not know. Collier County’s Milestone Map has no record for any Willow Brook association, and the milestone rule reaches only buildings of three habitable stories or more. Ask the association for the milestone summary or a written statement.
Florida requires one for buildings three stories or higher in associations that existed on or before July 1, 2022. We found no count of stories per building, so ask the association for the study or a statement that none is required.
The notices of commencement we read run from 2002 to 2026 and describe hurricane shutters, pavers, a tile re-roof, Virginia Graeme Baker spa revisions, pool and spa resurfacing, entry signs, a seawall, exterior painting, a new fence and a bridge repair.
Sea Gate Elementary, Pine Ridge Middle and Barron Collier High School for the 2027 school year, per the Collier County Public Schools address lookup, and each earned an A in the 2026 state grades.
Yes. The association’s website lists a pool, a hot tub and a clubhouse, and the Clerk shows pool and spa resurfacing notices in 2011 and 2025.
The association’s website lists a pool, hot tub and clubhouse, and we found no current public source for a gym or a tennis court. The Pelican Bay Foundation runs a fitness center and 18 tennis courts for all of Pelican Bay.
Over 36 months Willow Brook closed at a median of $680,000 and $432 a square foot on 12 sales, and Hyde Park at $900,000 and $505 on 15 sales. In the last 12 months the two medians were $712,500 and $707,500, each on a small sample.
We cannot say, because special assessments are billed to owners and not recorded. Ask for the Board minutes, the current budget and the estoppel certificate.
The budget, the estoppel certificate, the milestone inspection summary or a statement that none applies, the structural integrity reserve study or a statement that none is required, the minutes, the insurance declarations and the Foundation estoppel.
It broadened the definition of a lease, cut the lease limit from three a year to two, raised the minimum term from 30 days to two months, added a spacing rule and an advertising bar, barred pets in leased residences, barred timeshare and fractional ownership and rewrote the good-cause standard for transfers.
No. Section 14.1(F), added in 2026, prohibits timeshare estates and fractional ownership.
Section 12.7 allows two vehicles per residence, with one assigned parking space for each residence, and bars boats, trailers, recreational vehicles, motorcycles and all-terrain vehicles and trucks over a one-half-ton payload overnight.
The state’s corporation record lists the association’s registered agent as Newell Property Management Services LLC, and the association’s website names Newell Property Management Corporation. Ask the listing agent for the manager’s contact.
Section 11.13 refers to specifications under section 718.113 of the Florida Statutes, so ask the Board for the approved standard before you buy or install shutters.
With the owner present, section 12.4 puts no limit on guests, and the 2021 amendment requires registration of guests who stay 30 days or more. In the owner’s absence, section 12.2 limits relatives and other guests as the section lists, and guests must register with the property manager.
No. No recorded Willow Brook document promises a view. The Pelican Bay Foundation’s beach parks are reached by its tram.
Section 689.302 of the Florida Statutes requires the seller to give the buyer a flood disclosure at or before the time the sales contract is executed.
Under section 718.503 the contract is voidable by the buyer within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the declaration, articles, bylaws, rules, financial statement, budget and the other required documents.
Buying at Willow Brook? Call Marc at (239) 287-5873 or read how we represent buyers.
These are the questions Willow Brook owners ask most before they sell, the 112-residence condominium on Willowbrook Drive in Naples, answered from the recorded declaration and amendments, the Foundation’s published documents, Collier County’s records and the Southwest Florida MLS pull of October 7, 2026.
It depends on plan, floor and condition. Over 36 months the median was $680,000 across 12 closings, from $412,000 to $850,000, and over 60 months the 2 bedroom residences had a median of $710,000 on 18 sales.
Four closed at a median of $712,500, from $412,000 to $850,000, a small sample, at living areas of 1,563, 1,582, 1,701 and 1,910 square feet.
The 36-month median was 86 days on 11 marketed sales. Three sold in 13 days or fewer and five took 126 days or more, so pricing decides the outcome.
The median sale-to-list ratio was 97.1 percent over 36 months, and 2 of the 11 marketed sales closed above the final list price, both in spring 2024. None has since.
With no active listings and two sales pending, a buyer has almost nothing to choose from, but the 12-month pace is only 4 closings, so we do not call it a seller’s market on that base.
Yes. Section 14 requires the Board’s prior written approval, and the buyer’s application starts a clock of up to 60 days from the notice.
At least 20 days before the intended closing, with the buyer’s information and the executed contract. We build the notice into the contract timeline.
Disapproval needs a majority of the entire Board and must rest on listed grounds. If the Board disapproves without good cause, it must name an approved purchaser within 30 days or your buyer is deemed approved.
Under section 718.503, the declaration, articles, bylaws and rules, the budget and financial statement, the state’s frequently asked questions document, and the milestone summary and reserve study where they apply.
A buyer may cancel within seven days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the statutory package. We deliver it early so the clock starts on day one.
Section 689.302 requires you to complete and provide a flood disclosure to the buyer at or before the time the sales contract is executed. We deliver it with the listing paperwork.
Florida’s section 718.116(8) states $250, plus $100 if expedited within 3 business days and up to $150 more if the owner is delinquent; as we read the state’s current adjusted caps, they are $299, $119 and $179. The certificate is due within 10 business days.
$250, plus an optional $100 to complete it within 3 business days, a seller cost under the Foundation’s fiscal 2027 form.
The Foundation charges the $15,000 assessment to the buyer at closing for deeds recorded on or after October 1, 2026. The contract can allocate it differently; most do not.
At $0.70 per $100, a sale at $680,000 pays $4,760 and a sale at $850,000 pays $5,950.
By Collier County custom the buyer pays for the owner’s title policy, though the contract controls.
The Foundation charges a seller $500 if the Foundation identification cards are not returned. Return them before closing.
No. Section 12.9 bars For Sale and For Rent signs, though Open House signs are allowed as the Pelican Bay documents permit.
Open House signs are allowed under the Pelican Bay documents, so ask the manager for the current open house rules before you schedule one.
Yes, subject to the lease and the declaration’s lease rules, and the buyer must be approved like any other. No pets are allowed in a leased residence since 2026.
Yes, but since the 2026 amendment the buyer is limited to two leases a calendar year with a two-month minimum and a spacing rule, so tell the buyer’s agent at the first showing.
No. The 2026 amendment prohibits timeshare estates and fractional ownership in section 14.1(F), and a transfer of that kind is a prohibited transfer.
Yes. An entity owner names one primary occupant, and the Board approves at most one change of primary occupant in any 12 months.
Buyers ask for both or for a statement that neither applies, because the county has no record for any Willow Brook association. Have the documents or the statement ready.
Sections 11.4 and 11.12 require the Board’s approval of alterations, so a buyer’s attorney will ask. Document the approvals and permits before you list.
Not required, but a buyer’s insurer may ask for one, and a report on the residence can answer the question before it delays a closing.
The estoppel certificate shows the balance. The declaration lets the association record a lien and accelerate assessments once an installment is 30 days past due, so settle it at closing.
Yes, in three ways: it prohibits timeshare and fractional transfers, it rewrites the good-cause standard for a Board denial, and it changes what a buyer who wants to rent can do. Tell your buyer’s agent before the first showing.
The buyer may keep up to two pets while living in the residence, but cannot keep a pet in a leased residence under the 2026 amendment. A buyer who wants a pet-friendly rental should look elsewhere.
Against the larger-plan sales: in 60 months, 7 closings from 1,600 to 1,701 square feet at a median of $780,000, and the 3 closings at 1,851 to 1,910 at a median of $825,000, a small sample.
Against the smaller-plan sales: in 60 months, 14 closings from 1,521 to 1,582 square feet at a median of $725,000, with no 1,521 square foot sale since April 2024.
We do not predict prices. What the record shows is that the median fell from $765,000 to $675,000 between months 25 to 60 of the five-year file and the last 24 months, and that the 2026 sales at $825,000 and $850,000 were priced to the market and closed.
No. The valuation is free and there is no obligation.
Yes. Call Jesse direct at (239) 898-6072, text or call, and conversations are confidential.
We coordinate the notice, the application and the timeline with the buyer’s agent and the association, and build the approval window into the contract.
An automated estimate cannot tell a $412,000 sale from an $850,000 sale on the same plan, or read the Board’s rules. We read the plan, the approvals and the closings.
Plan on at least 20 days after the Board receives the notice and the contract, because the declaration sets the notice at least 20 days before the intended closing.
Request a free home valuation or call Jesse direct at (239) 898-6072. We reply with the Willow Brook sales that fit your residence.
Selling at Willow Brook? Get a free home valuation or call Jesse direct at (239) 898-6072.
Every Willow Brook fact on this page comes from a recorded instrument, a state, county or federal record, the association’s own website, the Pelican Bay Foundation’s own published 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 primary sources are grouped below by who issued them, numbered continuously. Collier County Property Appraiser figures come from the county’s published bulk data files, not from any third-party site.
The Willow Brook documents below are official public records, linked at the issuing authority so you always open the current, unaltered copy. Recorded condominium instruments open in the Collier County Clerk’s official records viewer; Foundation documents open at the Pelican Bay Foundation; county records open at Collier County.
| Document | Issued by | Open it |
|---|---|---|
| Declaration of Condominium, Willow Brook (1988), OR 1328, Page 402 | Collier County Clerk | Open the 1988 Willow Brook declaration |
| Amended and Restated Declaration with Bylaws, Willow Brook (2011), OR 4669, Page 2294 | Collier County Clerk | Open the 2011 Willow Brook restatement |
| Amendment on guest registration (2021), OR 5892, Page 2245 | Collier County Clerk | Open the 2021 amendment |
| Amendment on leasing, pets and transfers (2026), OR 6579, Page 2453 | Collier County Clerk | Open the 2026 amendment |
| License Agreement and Grant of Easement, The Club at Pelican Bay, Inc. (1992), OR 1683, Page 276 | Collier County Clerk | Open the 1992 license and easement |
| Condominium exhibit (1988), Condominium Book 30, Pages 119 to 123 | Collier County Clerk | Open the 1988 condominium exhibit |
| Foundation declaration amendment on leasing (2019), OR 5634, Page 1101 | Pelican Bay Foundation | Open the 2019 Foundation leasing amendment |
| 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 |
| Resale capital exemption form | Pelican Bay Foundation | Open the resale capital exemption form |
| Three-mile saltwater boundary for milestone inspections | Collier County | Open Collier’s saltwater boundary map |
| Milestone buildings by year and reference number | Collier County | Open Collier’s milestone building list |
| Pelican Bay Services Division agenda packet (June 10, 2026) | Collier County | Open the June 10, 2026 packet |
| Condominium flood coverage fact sheet | FEMA, via Collier County | Open the condominium flood coverage fact sheet |
| Proposed flood insurance rate map news release (August 2026) | Collier County | Open the county news release |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Willow Brook. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
6,575 people live in Pelican Bay - Willow Brook, where the median age is 73.8 and the average individual income is $153,169. Data provided by the U.S. Census Bureau.
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Population Density Population Density This is the number of people per square mile in a neighborhood.
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There's plenty to do around Pelican Bay - Willow Brook, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including NoJo Greens, MrBeast Burger, and Naples Confectionery.
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| Dining | 1.26 miles | 0 reviews | 0/5 stars | |
| Dining | 1.26 miles | 0 reviews | 0/5 stars | |
| Dining | 1.26 miles | 1 review | 5/5 stars | |
| Dining | 1.26 miles | 2 reviews | 5/5 stars | |
| Dining | 1.27 miles | 7 reviews | 3/5 stars | |
| Dining | 1.43 miles | 1 review | 3/5 stars | |
| Shopping | 1.37 miles | 9 reviews | 3.2/5 stars | |
| Shopping | 1.38 miles | 1 review | 5/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.85 miles | 1 review | 1/5 stars | |
| Beauty | 1.23 miles | 0 reviews | 0/5 stars | |
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Pelican Bay - Willow Brook 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 - Willow Brook 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 - Willow Brook home. The population density is 2,231 and the largest age group is Data provided by the U.S. Census Bureau.
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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.
