Sell Your Home in Pelican Bay, Naples, FL

Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty

Why Sell Your Pelican Bay Home With McGreevy and Comisar?

Pelican Bay is a 2,104-acre master community in North Naples where roughly 6,500 residences sit in 95 associations, about 92 percent of them condominiums, so a sale here is priced building by building and closed through two associations. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from the MLS record and the Foundation’s documents.

Data updated: September 2026 (Collier County PUD Master List, June 11, 2026; Pelican Bay Foundation realtor page and Pelican Bay Services Division records, retrieved 29 Sep 2026)

This page is written for the owner. The full picture of the community, from the Westinghouse master plan to the tram stations and the 95 associations, lives in our Pelican Bay community guide, and this seller page sits beside it. Everything below answers one question: how to sell a Gulf-front tower residence, a mid-rise or garden condominium, a villa or coach home, or a single-family estate in Pelican Bay for the most money, with the fewest surprises, on a closing date you choose. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.

Sell Your Pelican Bay Home With the #1 Team in Southwest Florida Since 2012

Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and they personally run every listing they take: the price, the marketing build, the negotiation, and the Foundation and association paperwork that every Pelican Bay closing requires. If you are interviewing listing agents across the city before you choose one, our guide to the best real estate agents in Naples compares the teams on the public record, from reviews to license history to published production.

The Credentials, Stated Plainly

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

These are career figures across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and Jesse and Marc alone have over $900 million in Sales inside that number. The wider team is at DomainRealtyGroup.com.

Our Record Behind This Page

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. We also show you the whole market: 348 closings in the Southwest Florida MLS in the twelve months to September 30, 2026, $776,286,908 in volume, and a ten-year history of 3,411 closings. Where this page walks through a sale in detail, it is a public record sale, labelled as one.

Who Does the Work on Your Listing

You get Jesse and Marc, not a coordinator reading from a template. Jesse McGreevy runs pricing, data, marketing and the paperwork stack: the Pelican Bay Foundation estoppel, your association’s estoppel, the condominium resale package and the closing calendar around the Foundation’s resale capital assessment. Marc Comisar runs the field: showings, lobby and gate access, Realtor Guest Cards for the beach and tram, buyer agent conversations, inspections, contractors and walkthroughs for owners who are out of state. Reach Jesse at (239) 898-6072 or [email protected], Marc at (239) 287-5873, or visit the office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and read how the partnership works on our about McGreevy and Comisar page.

What Makes Selling in Pelican Bay Different?

Selling in Pelican Bay differs from a Naples sale elsewhere in five ways: price is set by building, stack and view, every sale runs through the Pelican Bay Foundation and your own association, the buyer owes the Foundation a $15,000 resale capital assessment from October 1, 2026, most sellers owe condominium disclosures, and your buyer shops a beach, not a gate.

Data updated: September 2026 (Pelican Bay Foundation FY2027 estoppel certificate, FY2027 budget and realtor page, retrieved 29 Sep 2026)

One Community, 95 Associations, Two Legal Regimes

The Pelican Bay Foundation counts 95 distinct associations, each with its own declaration, board, budget and reserves, and Pelican Bay Services Division records put the mix at 92 percent condominium and 8 percent single-family. Most sellers therefore own inside a Chapter 718 condominium that also sits inside the Foundation, a Chapter 720 homeowners association. A villa or single-family owner may add a Chapter 720 neighborhood association, and a Bay Colony owner adds the Bay Colony Community Association. Which statute governs your disclosures depends on which of those you own.

The Foundation Membership Stays With the Property

Membership in the Pelican Bay Foundation is mandatory and attaches to the property, not the person. Your membership, your cards and your beach, tram and restaurant access end when your deed records; your buyer becomes a member on transfer and payment of the resale capital assessment, according to the Foundation’s own estoppel certificate. There is no Foundation membership to sell back and nothing refunded. The amenity layer’s value travels inside your price.

A $15,000 Question on Every Contract

The Foundation’s one-time Resale Capital Assessment is paid by the buyer at closing. It rises from $10,000 to $15,000 for fee-eligible transfers recorded in the Official Records of Collier County on or after October 1, 2026, and it increases by 3.5 percent each year from October 1, 2027, which puts it at $15,525 for deeds recorded on or after that date. The recording date controls, not the contract date. A buyer comparing Pelican Bay with a Naples address that carries no master resale charge will do that arithmetic on your listing, and we build the answer into the price conversation before the first offer.

Condominium Sellers Answer to Two Estoppels

Every Pelican Bay sale needs a Foundation estoppel certificate, which the Foundation’s FY2027 fee schedule prices at $250, with $100 more to expedite. A condominium or neighborhood association sale needs a second estoppel from your own association, plus, for a condominium, the Chapter 718 resale document package, including the structural integrity reserve study and any milestone inspection summary that applies to your building. A seller who assembles that file before listing removes the question most likely to stall a Pelican Bay contract.

A Buyer Who Shops a Beach, Not a Gate

Pelican Bay is not gated at the community level: Pelican Bay Boulevard and the other arterials are public county roads, and the Foundation’s own realtor page asks agents to describe the community “other than ‘gated community.’” What is private is the amenity layer: nearly three miles of card-access Gulf beach reached by electric tram through a 570-acre mangrove preserve, two member restaurants on the sand, 18 Har-Tru tennis courts and a fitness center. Bay Colony and several individual neighborhoods have their own gates.

Key Takeaways for a Pelican Bay Seller

• Pelican Bay is 2,104 acres under a county cap of 7,800 residential units, with 6,623 built, per Collier County’s June 11, 2026 PUD Master List, and Epique, anticipated Q1 2028, is the last tower. Every sale after that is a resale.
• The Southwest Florida MLS recorded 348 closings and $776,286,908 in volume in the twelve months to September 30, 2026, a median sale price of $1,549,500, a median of 64 days on market and an average sale-to-list ratio of 93.8 percent (pulled September 30, 2026).
• Condominiums and single-family homes are two markets: 299 condominium and attached closings at a $1,300,000 median, against 49 single-family and detached-villa closings at a $3,100,000 median.
• 110 homes were active on September 30, 2026, about 3.8 months of supply, from $499,000 to $38,000,000.
• The MLS median roughly doubled over the decade, from $762,500 in the final quarter of 2016 to $1,597,500 in 2025, with the step-change in 2022.
• The Foundation assessment is $3,435 per unit for FY2027 (October 1, 2026 to September 30, 2027), and the Pelican Bay Services Division line on the tax bill was $1,550 for FY2026, with $1,250 for FY2027 board-approved, subject to county adoption.
• The buyer pays a $15,000 Resale Capital Assessment for deeds recorded on or after October 1, 2026, rising 3.5 percent a year from October 1, 2027.
• On Collier County’s January 2026 list, most Pelican Bay condominium buildings show a next milestone inspection year of 2033 to 2035, with Montenero due in 2026 and Cap Ferrat and Trieste in 2027.

Data updated: September 2026 (Southwest Florida MLS Matrix, 12 months to 30 Sep 2026, pulled 30 Sep 2026; Collier County PUD Master List and milestone list; Pelican Bay Foundation FY2027 documents, retrieved 29 Sep 2026)

Is Now a Good Time to Sell in Pelican Bay?

For a Pelican Bay home priced to its own building and view, yes. The Southwest Florida MLS shows 348 Pelican Bay closings and $776,286,908 in volume in the twelve months to September 30, 2026, and about 3.8 months of supply. Buyers negotiate: the average closing reached 93.8 percent of list, and the average listing took 119 days to contract.

Data updated: September 2026 (Southwest Florida MLS Matrix, Development PELICAN BAY, City NAPLES, ZIP 34108, closed September 30, 2025 to September 30, 2026 and active on September 30, 2026, retrieved 30 Sep 2026)

We tracked every one of the 348 Pelican Bay closings recorded in the Southwest Florida MLS for the 12 months to 30 September 2026, segment by segment, together with the 110 listings active that day and all 3,411 closings since 30 September 2016, before we wrote a single market figure on this page. These figures are the September 30, 2026 pull and are labelled with that date everywhere they appear; they are not presented as today’s numbers, and your valuation uses the current month’s record.

The Twelve-Month MLS Picture, Segment by Segment

Every row sits in City NAPLES, ZIP 34108 and Development PELICAN BAY, and the pull returned zero rows from Pelican Marsh, Pelican Landing, Pelican Sound or Pelican Isle. Bay Colony buildings file under Development PELICAN BAY and are included. Single-family means the MLS building designs Single Family and Villa Detached; everything else is counted as condominium or attached. The $21,000,000 top of the range is a Bay Colony estate recorded as a Sold Data Entry, entered after closing and not marketed on the MLS.

How the Parity Rule Works on These Medians

The community median comes from an even count, 348, so it is the mean of the two middle sales, not a sale that happened; the condominium and single-family medians come from odd counts, 299 and 49, so each is an actual sale. The September report publishes the medians, not the middle pairs, so we state the parity rather than invent the pair. The 93.8 percent sale-to-list ratio and the 119 days to contract are averages, and labelled as such.

What 119 Days on Average and 64 at the Median Tell a Seller

Half of the 333 closings with a recorded days on market went under contract faster than 64 days, yet the average was 119, which only happens when a long tail of listings sits for months. A Pelican Bay home priced to its building’s evidence tends to sell in about two months; a home priced to hope joins the tail. The same pull logged 13 zero-day contracts from $815,000 to $8,750,000, most of them in Montenero, Pelican Bay Woods, Salerno and Oakmont, so speed came from scarce product priced right, not from discounting.

Where the 110 Active Listings Sat

On September 30, 2026, 110 Pelican Bay homes were active, at a median list price of $1,337,000 across a range of $499,000 to $38,000,000. Against 348 closings a year, that is about 3.8 months of supply, a seller-leaning reading. The active median sat below the sold median, a market-condition signal rather than a price claim: much of the unsold inventory was priced below the level at which the year’s homes had closed.

How Has the Pelican Bay Market Moved Over Ten Years?

The Pelican Bay MLS median roughly doubled across the decade, from $762,500 in the final quarter of 2016 to $1,597,500 in 2025, with a one-year step from $1,100,000 to $1,523,500 in 2022. Since then it has held a $1.4 million to $1.6 million plateau, while annual closings settled near 300 after 576 in 2021.

Data updated: September 2026 (Southwest Florida MLS Matrix, Development PELICAN BAY, ZIP 34108, 3,411 closings from September 30, 2016 to September 30, 2026, retrieved 30 Sep 2026)

Ten Years of Closings, Year by Year

The 2016 and 2026 rows are partial years. A community median mixes every segment, so a year with more Gulf-front sales reads higher without any single building moving, and the table shows the market’s direction, not the change in your own home’s value.

The 2022 Step and What Came After

The median rose about 38.5 percent in one year, from $1,100,000 in 2021 to $1,523,500 in 2022, and closings fell from 576 to 296 as inventory disappeared. It eased to $1,437,500 in 2023 and $1,400,000 in 2024, then reached $1,597,500 in 2025, the highest full-year median in the pull. An owner who bought in 2022 or 2023 should price from the building’s current record, because the community median has moved only modestly since.

Which Recent Pelican Bay Sales Matter Most to Your Price?

The Pelican Bay sales that matter most are the ones in your own building or neighborhood, with your view line. Across the September 2026 pull, residences near $1 million, $2 million, $5 million and $10 million sold for between about $540 and $1,600 per square foot of MLS living area, depending on building and view.

Data updated: September 2026 (Southwest Florida MLS Matrix, Development PELICAN BAY, ZIP 34108, closed September 30, 2025 to September 30, 2026, retrieved 30 Sep 2026)

What a Pelican Bay Price Bought, Building by Building

The price per square foot column is our arithmetic on the sold price and the living area the listing agent entered in the MLS. A Remington at Bay Colony residence also closed at $9,800,000 in the window. The whole community averaged $818 per square foot in the same pull, and not one of these ten sales sat near that average, which is the clearest reason we never price a Pelican Bay home from it.

Why Two $2 Million Sales Can Sit $200 Apart per Foot

At $2,000,000, a Claridge tower residence traded at about $903 per square foot and a Beauville home filed as single-family at about $692. Both are in Pelican Bay, both share the Foundation card and the tram. The difference is product: a tower buyer is paying for an elevator view over the preserve and the Gulf and no yard, and a single-family buyer is paying for land, a roof and a pool of their own. Your comparable set has to hold the product constant before it holds the price constant.

The Most Recent Headline Public Sale, Worked Through

This is a public record sale from the Southwest Florida MLS, not a McGreevy and Comisar transaction. The highest MLS-marketed Pelican Bay closing in the September 2026 pull, and the highest condominium sale, was a Mystique penthouse that closed on May 14, 2026; a $21,000,000 Bay Colony estate closed higher in August 2026, but it was entered after closing and not marketed on the MLS. The listing showed 4,431 square feet of living area and a final list price of $15,995,000, and it closed at $14,100,000. That is about 88.2 percent of the final list and about $3,182 per square foot of MLS living area, almost four times the community’s $818 average.

Three lessons follow for the next seller at the top of Pelican Bay. First, even the best address in the community negotiated: the buyer secured about $1,895,000 off the final list, so a seller pricing a trophy residence should plan for a real negotiation rather than a queue. Second, the building matters: Mystique is the newest completed tower, with a county certificate of occupancy dated November 22, 2019 and a next milestone inspection year of 2044 on the county’s January 2026 list, so its buyers are not underwriting a near-term structural inspection, and a 1990s tower seller competes against that. Third, an appraiser has few comparables at this level, so a trophy price has to be argued from the handful of Gulf-front penthouse sales.

Bay Colony Behaves Like Its Own Market

Bay Colony, the gated enclave at the north end, accounted for 44 of 348 Pelican Bay closings in the twelve months to September 30, 2026, at a median of $4,500,000 (Southwest Florida MLS, pulled September 30, 2026), against the $1,549,500 community median. With 44 closings, an even count, that median is the mean of the middle pair. A Bay Colony seller carries a third association layer and a separate beach club, and our Bay Colony guide covers the eleven condominiums, the neighborhoods and the fee stack building by building.

Pelican Bay vs Park Shore: Which Beachfront Naples Address Will Your Buyer Also Tour?

Pelican Bay and Park Shore are both beachfront, condominium-heavy Naples addresses about a mile apart across Clam Pass. Pelican Bay sells a tram-served private beach with restaurants, run by a master Foundation in unincorporated Collier County; Park Shore sells City of Naples boating on Venetian Bay and a private beachfront promenade, with no master resale charge in our sources.

Data updated: September 2026 (Pelican Bay Foundation FY2027 estoppel and budget, retrieved 29 Sep 2026; Gulf Shore Association of Condominiums, April 22, 2026; Florida DEP post-storm report, March 2025; Naples Daily News, March 4, 2026)

The Decision Table

Florida DEP rated the shoreline reach it calls Vanderbilt Beach and Park Shore, which includes the Pelican Bay beach, at Condition III, moderate erosion, after Hurricanes Helene and Milton in 2024, so the two beaches share a storm record. For the top of both markets, a Park Shore penthouse at The Regent set a Collier County condominium resale record of $26 million in March 2026, per the Naples Daily News, while Pelican Bay’s highest closing in our July pull was $14,100,000.

Who Should Choose Which

Choose Pelican Bay if the buyer wants the beach operated for them: a chair set up by an attendant, lunch at Marker 36 or Sandbar, a tram through the mangroves, free kayaks and sailboats, 18 Har-Tru courts and a new pickleball complex, all inside one master assessment, and accepts a $15,000 one-time charge and a public road through the middle. Choose Park Shore if the buyer wants a boat behind the house, City of Naples services and the walk-along promenade model, and accepts that the beach infrastructure is funded by the associations along it.

Thinking of Selling Your Pelican Bay Home? Start With a Building-Level Valuation

Pelican Bay closed 348 homes through the MLS in the twelve months to September 30, 2026, at prices from $199,000 to $21,000,000, so the first price you publish decides which buyers see you and which building your home is compared with. Request a written opinion of value through our Pelican Bay home valuation request, or call Jesse McGreevy at (239) 898-6072 or email [email protected]. Buying instead? See how we represent buyers in Naples or call Marc Comisar at (239) 287-5873.

What the Comparison Means for Your List Price

A Park Shore shopper who chooses Pelican Bay has usually decided that the operated beach, the restaurants and the amenity program are worth the Foundation assessment and the resale capital charge, and your listing should make that case in its first paragraph, with the numbers. If your buyer is a boater, the honest answer is that Park Shore may suit them better, and pricing as if that buyer is yours costs you time. Jesse McGreevy at (239) 898-6072 will tell you which buyer pool your specific home is most likely to meet.

Which Pelican Bay Market Is Your Home Actually In?

Pelican Bay holds at least six distinct resale markets behind one member card: west-corridor towers, east-corridor and interior towers, the Bay Colony towers and estates, interior mid-rise and garden condominiums, villa and coach-home villages, and single-family neighborhoods. Each has its own buyer, its own documents and its own pricing evidence, and a seller’s strategy starts by naming which one applies.

Data updated: September 2026 (Collier County milestone buildings-by-year list, January 2026, retrieved 29 Sep 2026; Pelican Bay Foundation community map; Southwest Florida MLS Matrix, retrieved 30 Sep 2026)

The Six Pelican Bay Resale Markets

Build years for towers and condominium villages come from the county’s certificate of occupancy dates; villa and single-family years come from the Foundation’s community map. The Glenview at Pelican Bay, a continuing-care retirement community, and Marbella, a full-service condominium with its own assisted-living residence, are two special cases whose buyers follow different rules.

Tower Economics: View, Stack and Reserves

A tower residence is priced first by what you see from it and second by what the building is spending. Two residences on the same floor of the same tower can differ by the Gulf, the preserve or the golf course out the window, and two towers of the same era can differ by whether the milestone inspection, the reserve study and the common-area renovation are behind them or ahead of them.

Villa and Coach-Home Economics: The Roof and the Pool

A villa or coach-home buyer is paying for a garage, often a private pool, and a door that opens at ground level, without a single-family roof bill in most attached villages. Whether the roof, the exterior paint and the pool deck are yours or the association’s is set by the village’s own documents, and the buyer’s insurer will price from the answer.

Single-Family Economics: Land, Roof and Flood Zone

Single-family homes are about 8 percent of Pelican Bay’s residences, which makes them structurally scarce inside a supply-capped community. The buyer underwrites a lot, a roof date, impact protection and a flood zone that runs from Zone X in much of the interior to AE near the corridor. In the twelve months to September 30, 2026, 49 single-family and detached-villa homes closed at a median of $3,100,000.

How Do We Price a Pelican Bay Home?

We price a Pelican Bay home from the MLS sales of its own building or neighborhood, adjusted for floor, stack, view line, size, renovation, roof, impact protection and the association’s document health, then test the number against live competition and what a buyer’s appraiser will find. We never start from a community median or an automated estimate.

Data updated: September 2026 (Southwest Florida MLS Matrix, Development PELICAN BAY, ZIP 34108, retrieved 30 Sep 2026)

We Start With Your Building and Your Stack

In a Pelican Bay tower, the first comparable is a sale in your own stack, the vertical line of residences with your floor plan and exposure, and the second is a sale on another floor of that stack. Only then do we move to other stacks in your tower and to peer towers of the same era. In a villa village or single-family neighborhood the same logic runs by plan, lot and frontage. That order is what separates a Pelican Bay valuation from a community-wide estimate.

Why Automated Estimates Miss in Pelican Bay

An automated model needs many similar recent sales. Pelican Bay produces about 300 closings a year spread across 95 associations and a price range from $199,000 to $21,000,000. A model that blends a 1982 garden condominium with a 2019 Gulf-front tower describes neither, and it cannot see the view line, the stack or the building’s reserve study. Your buyer sees that same estimate, which is why your listing has to replace it with evidence.

The Value Drivers a Model Cannot See

Gulf, preserve and golf views trade differently, and a corner stack trades differently from an interior one. A renovated residence in a 1980s tower, impact glass and sliders, a current wind mitigation report, a walk to a tram station, a building that has finished its milestone repairs and funded its reserves, a private pool in a villa village and a lot on the club’s lakes are each measurable adjustments from recorded sales.

Pricing Against the Live Competition

With 110 active listings on September 30, 2026, your list price is judged against the homes a buyer can see the same afternoon, often in your own building. We tour them, read their price histories and set your number where it wins the comparison rather than where it merely matches it.

How Do We Market a Pelican Bay Home?

We market a Pelican Bay home to the buyer who is actually buying in its segment, national and remote-first for the towers and Bay Colony, full-time and family-minded for the single-family streets, with professional photography, Foundation-compliant aerial work, the fee stack and building documents stated up front, database outreach and a showing plan built around the member card system.

Who Buys in Pelican Bay

Pelican Bay buyers arrive from the Northeast, the Midwest and abroad, and a large share shop remotely before they fly in for a weekend with a shortlist. Many are advised by wealth managers who ask about reserves, assessments and insurance before they ask about finishes. A listing package has to answer those questions first.

Photography, Aerial and Video, Within the Foundation’s Rules

The Foundation bans drones except by prior written approval, and real estate drone photography needs the written consent of every owner overflown, so our aerial work is licensed and cleared before it flies. Architectural photography, twilight images, floor plans, view documentation by floor and a video walkthrough are standard on every McGreevy and Comisar listing.

Showing the Beach, Not Just the Residence

The Foundation issues one-day Realtor Guest Cards, valid only on the showing day, that let a licensed Florida Realtor take clients onto the trams, the beach and the restaurants; the Realtor must accompany the clients at all times. Marc Comisar pre-orders the cards and builds showings that end with lunch at Marker 36 or Sandbar, because that hour shows a buyer what the Foundation assessment buys.

Discreet and Off-Market Options

Not every Pelican Bay owner wants a public launch. An estate sale, a divorce or a health change is often better handled quietly, through direct agent-to-agent outreach and our own buyer database, and discretion is common in the towers and in Bay Colony. Less exposure can mean a lower price, and we will tell you plainly which way that trade is likely to land.

How Do We Negotiate a Pelican Bay Contract?

Jesse McGreevy and Marc Comisar negotiate every Pelican Bay offer themselves. With an average sale-to-list ratio of 93.8 percent across 348 closings in the September 2026 pull, the negotiation is where a seller’s money is kept or lost, so we prepare the answers on fees, reserves, insurance, flood and the resale capital charge before the first offer arrives.

Data updated: September 2026 (Southwest Florida MLS Matrix, Development PELICAN BAY, ZIP 34108, retrieved 30 Sep 2026)

Partner-Level Negotiation, Never an Assistant

The person who priced your home is the person across the table from the buyer’s agent. Offers are not relayed by a coordinator and counteroffers are not written from a template. Top 1% Real Estate Agents Nationally Since 2008 is a production record; at the table it means we have seen most of the moves a buyer’s agent will try.

Reading a 93.8 Percent Market

An average Pelican Bay closing in the September pull gave up about 6.2 percent from its list price, and the headline MLS-marketed sale of the year gave up about 11.8 percent. The zero-day contracts show the other end: when the price matched what buyers already believed, they did not negotiate at all. A home priced on the recorded evidence leaves the buyer less room to argue, and we defend that price with the same evidence.

The Resale Capital Charge at the Negotiating Table

The Foundation’s estoppel certificate states that the buyer pays the Resale Capital Assessment at closing. Every cost in a Florida contract is negotiable, though, and a buyer comparing Pelican Bay with a Naples address that carries no such charge may ask you to credit part of the $15,000. We decide in advance whether a credit belongs in your strategy, rather than conceding it under pressure, and we check the Bylaws Section 7.04 exemptions that may change the buyer’s math.

Inspection, Roof, Wind Mitigation and Insurance

Most Pelican Bay buildings are 25 to 45 years old, so a buyer’s insurer will ask for a four-point inspection on older homes and a wind mitigation report can lower the premium. On a single-family home the roof is yours; in a condominium the roof, windows and structure are usually the association’s, and their condition sits in the reserve study. We recommend the inspections that apply to your home before listing, so a problem is found on your schedule rather than inside the buyer’s inspection period.

Sequencing Two Estoppels and Any Association Approval

The Foundation issues its estoppel on request from the closing agent, and it states that the Foundation requires no approval of the transfer and holds no right of first refusal; approval may be required by a condominium sub-association. Your own association’s estoppel and any approval it reserves run on their own clocks. We order every certificate on the first business day after the contract is signed and write the contract dates around the slowest step. Questions at any stage go to Jesse at (239) 898-6072 or [email protected], or Marc at (239) 287-5873, at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.

What Does It Cost to Sell a Home in Pelican Bay?

Selling a Pelican Bay home costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100, a $250 Foundation estoppel, your own association’s estoppel, a municipal lien search, prorated taxes including the Services Division line, and $500 if member cards are not returned. In Collier County the buyer customarily pays the owner’s title policy.

Data updated: September 2026 (Florida Statutes 201.02, 720.30851 and 718.116; Pelican Bay Foundation FY2027 budget fee schedule and FY2027 estoppel certificate, retrieved 29 Sep 2026; Southwest Florida MLS Matrix medians, retrieved 30 Sep 2026)

Documentary Stamp Tax on the Deed

Florida charges $0.70 per $100 of consideration, or portion thereof, under Florida Statutes 201.02, and a Florida seller customarily pays it. At the September 2026 MLS medians that is $9,100 on a $1,300,000 condominium, $10,846.50 at the $1,549,500 community median and $21,700 on a $3,100,000 single-family home. At the year’s top MLS-marketed sale of $14,100,000 it is $98,700.

Title Insurance and the Collier County Custom

In most Florida counties, including Lee County, the seller customarily chooses the closing agent and pays the owner’s title policy. In Collier County the custom flips, and the buyer customarily chooses and pays. Nothing in the statutes fixes this, so the contract controls, and an owner who has sold before in Lee County should confirm the allocation in writing. Florida promulgates the title premium, so the rate is the same at every title company.

Two Estoppel Certificates, Two Fee Schedules

The Pelican Bay Foundation charges $250 for its resale estoppel and $100 more to expedite it, per its FY2027 fee schedule, and its estoppel form lists the expedite fee as a seller cost due at closing. Your condominium or neighborhood association’s estoppel is capped by statute, under Florida Statutes 718.116(8) for a condominium and 720.30851 for a homeowners association, at $299 for a current account, $119 more for delivery within three business days and $179 more if the account is delinquent. In Collier County practice the seller customarily pays both.

The Resale Capital Assessment Is the Buyer’s Line

The Foundation’s estoppel states that the buyer pays the Resale Capital Assessment at closing, by separate check, with a copy of the deed and closing statement. It is $15,000 for fee-eligible transfers recorded on or after October 1, 2026 and $15,525 from October 1, 2027. Where a buyer qualifies for the one-time move-within exemption under Bylaws Section 7.04, the Foundation’s FY2027 schedule shows a $1,000 exemption processing fee in place of the full assessment, also a buyer cost. Whether you credit any of it is a negotiation, not an obligation.

Commission After the NAR Settlement

Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements with their own agents, and every commission is fully negotiable and not set by law. What you negotiate with us is the listing side. Any offer toward the buyer’s agent or the buyer’s costs is a separate decision we make together.

A Seller Net Sheet at the Condominium Median

The proration line is 180 days of an annual tax bill, through the day before closing, before any early-payment discount convention. In a condominium the Foundation’s assessment is billed to your association and paid inside your dues, so it settles through the association’s estoppel rather than as its own proration.

A Seller Net Sheet at the Single-Family Median

Your own net sheet uses your contract price, your own tax bill, your closing date and your estoppel figures, and we build it with you before you sign a listing agreement.

What Must a Pelican Bay Seller Disclose Under Florida Law?

A Pelican Bay seller’s disclosure duties depend on what the seller owns. The Pelican Bay Foundation is a Chapter 720 homeowners association, so the Florida Statutes 720.401 summary is owed before contract; about 92 percent of Pelican Bay residences are Chapter 718 condominiums with their own resale package. Every seller also owes flood, property tax and known material facts.

Data updated: September 2026 (Florida Statutes 720.401, 718.503, 689.261, 689.302 and 404.056, retrieved 29 Sep 2026; Pelican Bay Foundation FY2027 estoppel certificate, retrieved 29 Sep 2026)

The HOA Disclosure Summary Is Owed Before Contract

Florida Statutes 720.401 says a prospective parcel owner “must be presented a disclosure summary before executing the contract for sale,” and on a resale the parcel owner, not a developer, supplies it. The contract itself must carry the statutory voidability warning in conspicuous type. If the summary is not delivered, the buyer may void the contract within three days after receiving it or before closing, whichever comes first, and that right cannot be waived. For a single-family or villa owner in Pelican Bay, whose home sits in the Foundation and often in a Chapter 720 neighborhood association too, this is the duty, and the timing is before signature, not at closing.

The Chapter 718 Fork for Pelican Bay Condominium Owners

Section 720.401(2) says the section does not apply to associations regulated under Chapter 718. A Pelican Bay condominium owner belongs to a Chapter 718 condominium association and also sits inside the Chapter 720 Foundation, so which disclosure regime governs depends on what you own, and the answer is not the same for a Georgetown home and a St. Raphael residence. A condominium seller follows the resale rules in Florida Statutes 718.503, and because every Pelican Bay condominium also sits inside the Foundation, the careful course is to deliver the master summary as well. A Bay Colony owner adds a third layer, the Bay Colony Community Association. Confirm your own duty with your closing agent or attorney. This is information, not legal advice.

What the Pelican Bay Documents Assign to Each Side

The Foundation’s recorded covenants and its own estoppel split a sale cleanly. Membership is mandatory and is appurtenant to the property. The buyer pays the Resale Capital Assessment at closing, and the Foundation requires a copy of the closing statement and the deed for the new membership. The seller orders the estoppel, pays any expedite fee and returns every member card or pays $500. The Foundation does not approve the transfer and holds no right of first refusal, though a condominium sub-association may require approval. Who owes what, and when, is fixed by those documents.

The Bay Colony Carve-Out in Article 3

Section 3.02(d) of the Second Amended and Restated Declaration states that “The provisions of this Article 3 shall not apply to Bay Colony.” Article 3 holds the community’s use restrictions, including the Section 3.26 leasing cap, so a Bay Colony seller’s leasing representations come from the building’s own recorded declaration rather than the Foundation’s two-lease rule. The carve-out does not reach Articles 5 and 6, membership and assessments, which apply to Bay Colony in full. A Bay Colony listing that repeats the community-wide leasing rule is describing the wrong document.

The Condominium Resale Package Under Section 718.503

A Pelican Bay condominium buyer is entitled to receive, at the seller’s expense, the condominium’s declaration, articles, bylaws and rules, the annual financial statement and budget, the association’s frequently asked questions document and a state governance form. Under the current statute the package also includes the summary of any milestone inspection report, if applicable, and the most recent structural integrity reserve study, or a statement that none has been completed. A resale contract signed before the core documents arrive is voidable for 7 days, excluding weekends and legal holidays, after the buyer signs and receives them. Request the package from your manager the week you decide to sell.

Flood Disclosure Under Section 689.302

Since October 1, 2024, Florida Statutes 689.302 requires a residential seller to complete a flood disclosure at or before contract, stating whether the seller has filed a flood damage insurance claim on the property, including with the National Flood Insurance Program, and whether the seller has received assistance for flood damage, including from FEMA. A 2025 amendment added whether the seller knows of flooding that damaged the property during the seller’s ownership.

The Property Tax Disclosure Summary and the Radon Notice

Florida Statutes 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller’s current taxes. In a community where many long-time owners carry Save Our Homes caps, that warning describes the largest change in carrying cost many buyers will face. Florida Statutes 404.056(5) separately requires a radon gas notification in the contract for sale of any building.

Known Defects, Assessments and the Waterpark Question

Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them: water intrusion, insurance claims, roof history, open permits and any condominium special assessment levied or pending. A Pelican Bay buyer’s attorney will also ask about the Naples Grande waterpark dispute. The legal question is whether a 3.3-acre water amenity is a customary hotel accessory use under the Pelican Bay PUD or needs a PUD amendment; the Foundation appealed the county’s March 20, 2026 Official Interpretation on April 17, 2026, the Bay Villas association filed its own appeals, and no hearing docket number was published in the sources we used. Better that your buyer hears the status from you.

How Does Flood Zone Affect Selling a Pelican Bay Home?

Flood zone in Pelican Bay runs west to east. On Collier County’s coastal maps effective February 8, 2024, the beachfront is Zone VE with base flood elevations of 14 to 15 feet, the preserve and Gulf-side corridor are AE at 10 to 11 feet, and much of the interior is Zone X, outside the Special Flood Hazard Area.

Data updated: September 2026 (FEMA National Flood Hazard Layer, sampled 1 Jul 2026; Collier County 2026 Flood Protection Newsletter and Floodplain Management page, retrieved 29 Sep 2026)

Zone by Area on the 2024 Map

Pelican Bay sits on FIRM panels 12021C0377J in the north, 12021C0381J in the center and 12021C0383J in the south. Every row is a sampled point, not a parcel determination.

What the Zone Means to Your Buyer

In VE, AE and AH, flood insurance is mandatory with a federally backed mortgage, and new National Flood Insurance Program policies typically carry a 30-day wait. In Zone X it is optional and comparatively inexpensive, which surprises buyers who assume a coastal community is a flood zone everywhere. For a tower residence, living floors sit far above base flood elevation; the buyer’s real questions are the building’s ground-level systems and the association’s flood policy.

Single-Family Homes and the 50 Percent Rule

In VE, AE and AH, Collier County applies FEMA’s 50 percent rule: improvements or repairs equal to half the structure’s market value require the whole building to meet current flood-elevation standards, and new air conditioners and generators must sit at base flood elevation plus one foot. A buyer planning a major renovation of an older AE-zone home will price that in. An elevation certificate, where one exists, is the document that settles it quickly.

The CRS Discount and the Next Map

Unincorporated Collier County, which includes all of Pelican Bay, holds Community Rating System Class 5, a 25 percent discount on eligible NFIP premiums. FEMA’s separate inland map revision for Collier had no effective date as of August 1, 2026, per the county, and we recheck your address against the current layer before launch.

How Do Hurricanes and Building Age Affect a Pelican Bay Sale?

Hurricanes and building age reach a Pelican Bay sale through the storm record and the post-Surfside inspection laws. Ian did about $16.4 million of damage to the Foundation’s beach facilities in 2022, the beach and an 8-foot dune were rebuilt by March 2026, and Collier County’s January 2026 list sets a milestone inspection date for every tracked condominium building.

Data updated: September 2026 (Collier County milestone buildings-by-year list, as of January 2026, retrieved 29 Sep 2026; Pelican Bay Foundation audited financial statements FY2023 and FY2024; Collier County beach renourishment releases, October and December 2025)

Ian, the Special Assessment and the Rebuild

Hurricane Ian’s surge on September 28, 2022 hit Pelican Bay hardest at the shoreline. The Foundation’s audited statements put Ian-related costs at about $16.4 million, with insurance recovering only about $543,000 because part of the near-Gulf assets are, in the auditors’ words, economically uninsurable. The Foundation approved a $2,195 per unit special assessment in August 2023 and rebuilt. North Beach, the boardwalks and the trams were back by mid-2023, Marker 36 reopened in November 2023 and Sandbar in October 2024.

Helene, Milton and the 2026 Beach

Helene and Milton in 2024 were erosion events here, and Florida DEP rated the reach that includes the Pelican Bay shoreline Condition III, moderate erosion. Collier County’s roughly $7.5 million truck-haul renourishment placed the Pelican Bay segment in January and February 2026, funded by the Pelican Bay Services Division because the beach is private, and the Services Division finished a $2.97 million sand reclamation and dune restoration in March 2026, rebuilding the dune to a minimum 8 feet along the full beach.

The Milestone Law and the 25-Year Coastal Clock

Florida Statutes 553.899 requires milestone structural inspections for condominium and cooperative buildings of three or more habitable stories. Collier County sets the first inspection at 25 years after the certificate of occupancy for buildings within three miles of saltwater, then every 10 years. All of Pelican Bay sits inside that band.

What the County’s January 2026 List Shows for Pelican Bay Towers

Under the county’s ten-year repeat cycle, a next-due year of 2033 to 2035 is consistent with a first inspection around 2023 to 2025, while Montenero, Cap Ferrat and Mystique show first 25-year dates. The list does not report findings, repairs or Phase 2 results; the county’s status dashboard and your association’s report do.

Bay Colony and the Condominium Villages on the Same List

The eleven Bay Colony condominiums carry certificates of occupancy from 1991 (Contessa) to 2002 (Trieste), with next-due years from 2033 to 2035, except Trieste at 2027. The mid-rise and garden villages on the list include Chateaumere, Sanctuary, Hyde Park, Renaissance, Interlachen, Serendipity, Lugano, Valencia, Calais, Avalon, The Crescent, Pebble Creek and Breakwater, with building dates from 1980 to 1998 and next-due years from 2033 to 2035. Several low-rise and villa associations, including Willow Brook, Glencove, L’Ambiance, St. Simone and Cannes, do not appear on the list at all.

What Will Your Buyer Pay to Own a Pelican Bay Home?

A Pelican Bay buyer pays the Pelican Bay Foundation’s $3,435 annual assessment for FY2027, the county Services Division line on the tax bill, $1,550 for FY2026 with $1,250 for FY2027 board-approved, subject to county adoption, their own association’s dues, property tax reset after the sale, insurance, and the one-time $15,000 Resale Capital Assessment. Club Pelican Bay golf is separate and optional.

Data updated: September 2026 (Pelican Bay Foundation FY2027 approved budget and FY2027 estoppel certificate, retrieved 29 Sep 2026; Collier County Pelican Bay Services Division page, retrieved 29 Sep 2026)

The Foundation Assessment, Five Years

FY2027 rises 4.2 percent overall. The operating line rises 4.7 percent, the replacement reserve rises 29.4 percent to follow the Foundation’s reserve study, and the bulk media line, the community-wide fiber television and gigabit internet contract, falls 8.5 percent. The Foundation budgets total FY2027 revenues of $28,229,613 across 7,227 assessable units.

The Services Division Line on the Tax Bill

The Pelican Bay Services Division is a Collier County municipal service taxing and benefit unit, not a community development district. Its FY2026 assessment is $768.70 for operations and maintenance plus $781.30 for capital projects, $1,550 per unit, alongside a small ad valorem street-lighting levy. FY2025 was $995.77, and the FY2026 step funded the post-storm beach and dune program and sidewalk replacement. The board approved $1,250 for FY2027, subject to county adoption, so your buyer confirms the number on the November 2026 bill.

What the $3,435 Includes, and What It Does Not

Included: the private beach and attendant service, the trams, the berm and boardwalks, member access to Marker 36, Sandbar and The Nest, kayaks, canoes and sailboats, 18 Har-Tru community tennis courts, the fitness center and the Community Center, and the fiber television and internet line. Not included: your association’s dues, Club Pelican Bay golf, food and drink, lessons and personal training, taxes and insurance.

Club Pelican Bay Is a Separate Decision

Club Pelican Bay, with 27 Arthur Hills holes and a $33 million clubhouse completed in 2017, is a private member-owned club by application, separate from the Foundation. The club does not publish initiation fees or dues, and its Social Membership waitlist application was marked inactive when researched. Membership does not convey with a home; a golf-first buyer should start that conversation at contract. If you are a member, your resignation or transfer terms come from the club’s own documents, so ask the membership office early.

What Is Different About Selling a Pelican Bay Condominium?

Selling a Pelican Bay condominium adds your own association’s estoppel, a Chapter 718 resale package, the structural integrity reserve study and, for buildings of three or more habitable stories, the milestone inspection record. About 92 percent of Pelican Bay residences are condominiums, and the seller who assembles the building’s documents before listing controls the timeline.

Data updated: September 2026 (Florida Statutes 718.112 and 553.899; Collier County milestone list, January 2026, retrieved 29 Sep 2026)

The Structural Integrity Reserve Study

Under Florida Statutes 718.112(2)(g), associations with buildings of three or more stories must complete a structural integrity reserve study covering the roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and exterior doors, with a funding plan. The 2025 law set the initial deadline at December 31, 2025, and for budgets adopted on or after December 31, 2024, members can no longer vote to waive or underfund reserves for those items. A buyer is entitled to the study or a statement that none exists.

How the Law Sorts Pelican Bay by Building Type

Every Gulf-front and corridor tower and every Bay Colony condominium is three or more stories, so each is inside both the milestone and the reserve study laws. The mid-rise villages, from Hyde Park’s six-story buildings to The Crescent’s three-story mid-rises, are inside them too. The two-story and garden buildings in some villages sit below the three-story line for milestone inspections, and the 2025 amendments also excluded four-family dwellings of three or fewer habitable stories from the study requirement. Confirm your building’s status against your association’s records rather than a description.

One Tower Shows What Buyers Now Expect

Grosvenor, the southernmost tower on Pelican Bay Boulevard, posts its structural integrity reserve study, its milestone inspection report with Phase II completion, its elevation certificate, its wind mitigation report and its budgets on its own association website. That is the standard a well-advised buyer now expects from every building. If your association does not publish its file, we request it for your listing so your buyer does not have to.

Which Pelican Bay Rules Affect a Sale?

Four sets of Pelican Bay rules shape who can buy and how they will live: the Foundation’s recorded two-lease-per-year cap and lease application, your association’s own leasing minimums and approvals, the Foundation’s rules on pets, e-bikes and the member card system, and design review for any exterior work a buyer plans.

Data updated: September 2026 (Pelican Bay Foundation Declaration amendment recorded May 28, 2019; Rules and Regulations, December 12, 2024; FY2027 lease application packet and budget fee schedule, retrieved 29 Sep 2026)

Leasing: Two Leases a Year, Minimums Set by Your Building

A member-approved amendment to Section 3.26 of the Declaration, recorded May 28, 2019, defines a lease as any occupancy for consideration, expressly including arrangements facilitated by Airbnb, FlipKey or VRBO, limits each dwelling to two leases per calendar year unless a neighborhood’s covenants say otherwise, and bans timeshare use. The Foundation sets no minimum lease term; minimums of 30 days, 90 days or longer are set building by building. Bay Colony is carved out of Article 3, so its buildings’ own declarations govern.

The Lease Application and the Member Cards

Every lease needs a Foundation application at least 30 days before occupancy, with the association’s tenant approval or, for a single-family home, a copy of the lease. The 2027 lease packet, for FY2027, sets the processing fee at $500, up from $300 in the 2026 packet. Owners’ member cards are deactivated on the lease start date and reactivate the day after it ends, and renters receive at most two cards. An investor buyer should hear all of that on the first call.

Pets, E-Bikes and the Berm

Pets are welcome on the berm on a lead of six feet or less, with no retractable leashes, but not on the beaches, boardwalks or trams. E-bikes and all powered personal vehicles are banned from the berm and boardwalks, and smoking, including vaping, is prohibited on Foundation property. Your association may add rules of its own.

Design Review for the Buyer Who Wants to Renovate

Exterior work runs through the Foundation’s Covenants Department and Design Review Committee and needs your own association’s sign-off as well. The FY2027 fee schedule shows a $100 application fee for minor projects, $1,500 for single-family major projects under 500 square feet, $3,500 over 500 square feet, $5,000 for single-family new construction and $5,000 for a multi-family major renovation, with annual monitoring fees on the larger projects.

How Long Does It Take to Sell a Pelican Bay Home?

A well-priced Pelican Bay home took about two months to go under contract in the September 2026 pull, a 64-day median across 333 closings with a recorded days on market, while the average was 119 days because of a long tail of overpriced listings. Add a contract period long enough for two estoppels, inspections, insurance binding and any condominium approval.

Data updated: September 2026 (Southwest Florida MLS Matrix, Development PELICAN BAY, ZIP 34108, retrieved 30 Sep 2026)

When Pelican Bay Homes Sell

The Naples season runs from January through April, when seasonal owners and buyers are in residence, and the strongest Pelican Bay launches are prepared in the autumn so they meet those buyers on arrival. Scarce product, true beachfront, a renovated end unit or a villa with a pool, can also do well in the quieter months, when it has the stage to itself.

A Realistic Sequence

In the four weeks before listing: valuation, the building’s documents, any inspections that apply, the flood file, photography and aerial clearance. At contract: order the Foundation estoppel and your association’s estoppel, confirm the resale capital amount for the expected recording date, and start any association approval. During the contract: inspections, appraisal, insurance binding and title. At closing: return every member card, and your buyer’s Foundation membership begins with the deed and the resale capital payment.

Estoppel Timing Under Florida Law

Florida Statutes 720.30851 and 718.116(8) require an association to deliver an estoppel certificate within 10 business days of a request, and the certificate is valid for 30 days if delivered by hand or electronically, 35 if sent by regular mail. The Foundation offers an expedited certificate within three business days for $100. Ordering both certificates the day the contract is signed keeps a Pelican Bay closing from waiting on a letter.

Selling While You Are Up North

Seasonal owners are often out of Naples when the right buyer appears. Marc Comisar manages showings, lobby access, Realtor Guest Cards, contractors, inspections and the final walkthrough on site, and Florida closings routinely use remote signing and mail-away packages. Foreign sellers should bring in a CPA early for FIRPTA withholding. Call Jesse McGreevy at (239) 898-6072, email [email protected], or call Marc Comisar at (239) 287-5873; our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.

What Should Your Listing Say About Life at Pelican Bay?

A Pelican Bay listing should sell the life as well as the residence: nearly three miles of private beach by tram, Marker 36 and Sandbar on the sand, 18 Har-Tru courts plus a new 20-court pickleball complex, Waterside Shops and Artis-Naples inside the community, and an A-rated public school trio with no split zoning.

Data updated: September 2026 (Pelican Bay Foundation amenity and realtor pages, retrieved 29 Sep 2026; Collier County Public Schools attendance zone tool, 2026-27)

The Beach, the Tram and the Restaurants

Both beach facilities open daily from 9 a.m. to sunset, attendants set loungers, umbrellas and cabanas, and a member may bring up to six guests. Open-air electric trams run from eight stations along the berm, and the Foundation’s drivers make more than 900,000 trips a year. Marker 36 at North Beach and Sandbar at South Beach are member-and-guest restaurants, with The Nest beside Sandbar, and the Foundation budgets more than $8.5 million a year in food and beverage sales across them.

Racquets, Fitness and the Community Center

The Foundation runs 18 Har-Tru tennis courts at two centers for more than 4,500 active tennis members. In partnership with Collier County it opened a shared-use complex at Pelican Bay Community Park with 20 pickleball courts and 8 Har-Tru courts, which opened in December 2025. The fitness center and lakeside wellness studio sit at the Community Center on Hammock Oak Drive, and the Foundation’s FY2027 capital projection lists a Community Center renovation among projects under consideration.

Waterside Shops, Artis-Naples and the Resorts

Waterside Shops, at U.S. 41 and Seagate Drive, carries more than 60 stores and is in its largest redevelopment since 1992, including an RH gallery with a rooftop restaurant targeted for late 2026. Artis-Naples, home of The Baker Museum and the Naples Philharmonic, sits on land the developer deeded in 1986. The Ritz-Carlton, Naples reopened on July 6, 2023, and Naples Grande Beach Resort began its largest renovation on April 1, 2026.

Schools, Hospital and Drive Times

Pelican Bay addresses are zoned to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, each graded A by the State of Florida for five straight years. NCH North Hospital, with 322 beds, is six to nine minutes away; Publix at The Marketplace at Pelican Bay about four; Olde Naples about 13 to 17; and Southwest Florida International Airport about 40 to 43 minutes off-peak.

What Is Changing Around Pelican Bay That Buyers Will Ask About?

Buyers touring Pelican Bay in 2026 ask about six things around it: Epique, the last tower, anticipated in Q1 2028; the tabled Naples Grande waterpark and the appeals still pending; the Vanderbilt Beach Road widening; Waterside’s redevelopment; the Ritz-Carlton Residences next door; and the Naples Grande renovation. Each belongs in a seller’s answers.

Data updated: September 2026 (Park Shore Association update, May 30, 2026; Collier County transportation projects; Epique Pelican Bay; Waterside Shops redevelopment page, retrieved 29 Sep 2026)

Epique and the End of New Supply

Gulf Bay Group’s Epique, a 19-story Gulf-front tower of 68 residences marketed as the final ownership opportunity in Pelican Bay, is anticipated to complete in Q1 2028. After it, the residential land plan is fully committed, and every Pelican Bay sale is a resale. For a seller, that is the long-run supply argument; for the next two years, it is also a new-construction comparable your buyer may tour.

The Naples Grande Waterpark, Tabled but Not Closed

On May 30, 2026, the Park Shore Association reported that county staff had advised that the resort’s site development plan amendment was withdrawn and the water park tabled for now, while the appeals of the county’s Official Interpretation filed by the Foundation and the Bay Villas association continue. The legal question, accessory use or PUD amendment, remains open. Southern Pelican Bay sellers should expect the question and answer it with the current status.

How Do You Get a Free Pelican Bay Home Valuation?

You get a free Pelican Bay home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from the MLS sales of your own building or neighborhood, stack and view line, with your buyer’s Foundation fee stack and your building’s documents beside it. No cost, no obligation to list.

What a McGreevy and Comisar Valuation Includes

You receive the sales for your building or neighborhood with their dates and sources, a price per square foot analysis on one consistent measure, the live competition with price histories, the FY2027 Foundation assessment and the resale capital charge your buyer will underwrite, your building’s milestone and reserve study status, your flood zone, and a recommended list price with a defensible range. Request it through our Pelican Bay home valuation request or the McGreevy and Comisar valuation form.

How to Reach Us Today

Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your building or street, your timeline and the one thing you are most worried about, and you will get a straight answer.

Why the Valuation Comes Before the Listing Agreement

In a community where a $2 million sale can mean $692 or $903 per square foot depending on the product, the price decides the sale. Many owners use the valuation to decide between this season and next.

What Do Sellers Say About Working With McGreevy and Comisar?

McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews that any Pelican Bay seller can check on that profile, reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.

A Seller With Thirteen Prior Transactions

★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Verified Google review

A Seller Whose First Listing Had Stalled

★★★★★ “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.” Verified Google review

A Seller on Follow-Through

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review

A Family Selling and Buying at Once

★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review

Why Does a Pelican Bay Specialist Matter When You Sell?

A Pelican Bay specialist matters because the facts that decide a sale here live in documents rather than in a listing feed: two estoppels, a buyer’s $15,000 resale capital charge tied to the recording date, a milestone and reserve study record for most buildings, a Bay Colony carve-out from the leasing article, and 95 associations that each price differently.

Data updated: September 2026 (Pelican Bay Foundation FY2027 estoppel certificate and realtor page, retrieved 29 Sep 2026)

Jesse McGreevy

Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched the team in October 2008. He runs pricing, marketing, data and the association paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.

Marc Comisar

Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, Realtor Guest Cards for the beach and tram, buyer agent conversations, inspections and the on-site management that lets an out-of-state owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.

What a General Naples Agent Tends to Miss Here

A general agent may price a tower residence off the community median, compare a 1983 garden condominium with a 2019 Gulf-front tower, order one estoppel instead of two, forget the member cards, repeat the two-lease rule on a Bay Colony listing, or discover the building’s milestone file from the buyer’s attorney. None of those errors is exotic, and each one costs a seller time or money.

How Pelican Bay Compares With Other Naples Seller Markets

Every Naples community sells differently. In Naples Lakes Country Club the club is bundled into the homeowners association and every home carries it, as we explain in our guide to selling a home in Naples Lakes Country Club; Treviso Bay, in East Naples, sells under its own association and fee structure, covered in our guide to selling a home in Treviso Bay. Pelican Bay keeps golf optional and puts the beach at the center, which changes both the paperwork and the pitch.

Are You Also Buying Your Next Home in Southwest Florida?

Many Pelican Bay sellers are also buyers, moving within the community, down the coast or inland, and a homesteaded seller staying in Florida should treat the sale and the next purchase as one plan. We run both sides together, including two closing dates, the Foundation’s move-within exemption and the Save Our Homes portability claim.

Moving Within Pelican Bay

The Foundation’s Bylaws Section 7.04 includes a limited one-time exemption from the Resale Capital Assessment for a qualifying Pelican Bay owner who buys another property in the community, applied for on the Foundation’s form at least seven days before closing, with a $1,000 processing fee in place of the assessment. If your next home is here, see how we help buyers purchase in Pelican Bay and read our Pelican Bay community guide for the associations street by street.

Buying and Selling in the Same Season

A Florida homesteader who sells and establishes a new Florida homestead may transfer accumulated Save Our Homes benefit, within statutory limits, by filing with the new homestead application, and homestead status is fixed on January 1 each year. We sequence both closings around that date. If you are buying elsewhere, start with how we represent buyers in Naples, see our Naples real estate guide for the wider city, or call Marc Comisar at (239) 287-5873.

Frequently Asked Questions, Seller Edition: Selling a Home in Pelican Bay

These are the questions Pelican Bay owners in North Naples ask before they sell, answered for a Collier County seller, each in one paragraph. They cover price, timing, the Foundation, fees, disclosure, flood and taxes. Nothing here is legal or tax advice; confirm anything that affects your sale with your closing agent, attorney or CPA.

Data updated: September 2026 (Southwest Florida MLS Matrix, 12 months to 30 Sep 2026, pulled 30 Sep 2026; Pelican Bay Foundation FY2027 documents and Collier County records, retrieved 29 Sep 2026)

How do I sell my home in Pelican Bay?

Start with a written valuation built from your own building’s or neighborhood’s sales, then prepare the file a buyer will ask for: the Foundation and association fee figures, the resale capital schedule, the flood zone and, for a condominium, the resale package with the reserve study and milestone record. Order both estoppels the day the contract is signed. Call Jesse McGreevy at (239) 898-6072 to begin.

Who is the best listing agent for Pelican Bay?

Look for an agent who prices by building, stack and view from recorded evidence, reads the Foundation and condominium documents, and negotiates the offer personally. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and Jesse and Marc handle every listing themselves. Test anyone you interview on their comparable set for your building.

What is my Pelican Bay home worth?

It depends on your building, floor, stack, view, size, renovation and your association’s document health. In the September 2026 MLS pull, condominiums closed at a $1,300,000 median across 299 sales and single-family homes at $3,100,000 across 49, and residences near $2 million ranged from about $692 to $903 per square foot. Request a written valuation for your own home.

What have Pelican Bay homes sold for recently?

The Southwest Florida MLS recorded 348 Pelican Bay closings in the twelve months to September 30, 2026, from $199,000 to $21,000,000, totalling $776,286,908, with a $1,549,500 median. Twenty-nine closed at $5 million or more. The highest was a $21,000,000 Bay Colony estate in August 2026, entered after closing and not marketed on the MLS; the highest MLS-marketed sale was a Mystique penthouse at $14,100,000 in May 2026.

How many Pelican Bay homes sell in a year?

About 300. The MLS recorded 296, 284, 255 and 316 closings from 2022 through 2025, after 576 in 2021. The Foundation’s FY2027 capital budget assumes about 250 fee-eligible transfers at $15,000 each.

How many homes are in Pelican Bay?

The Pelican Bay Foundation counts about 6,500 residences in 95 associations. Collier County’s PUD monitoring records 6,623 residential units built against a cap of 7,800 on 2,104 acres, and the Services Division puts the mix at 92 percent condominium and 8 percent single-family.

How long does it take to sell a Pelican Bay home?

The median was 64 days on market and the average 119 days to contract across the 333 closings with a recorded days on market in the September 2026 pull, so a well-priced home tends to sell in about two months and an overpriced one sits. Add a contract period for two estoppels, inspections and any condominium approval.

What is the sale-to-list ratio in Pelican Bay?

The average Pelican Bay closing reached 93.8 percent of its list price across 348 closings in the September 2026 pull. The top MLS-marketed sale closed at about 88.2 percent of its final list, while several homes contracted the day they listed.

Is it a buyer’s or seller’s market in Pelican Bay right now?

Neither, cleanly. With 110 active listings against 348 closings a year, supply was about 3.8 months on September 30, 2026, a seller-leaning reading, yet buyers negotiated to an average 93.8 percent of list. Well-priced homes in scarce segments sell quickly; overpriced homes in crowded segments wait.

Should I sell my Pelican Bay condo now or wait?

The community median has held a $1.4 million to $1.6 million band since 2022, the Foundation assessment rises to $3,435 for FY2027, and a pending building project will be priced by a buyer either way. We lay out both paths with numbers.

When is the best time of year to sell in Pelican Bay?

The Naples buyer season peaks from January through April, so be ready the autumn before, with photography, aerial clearance and building documents done. Scarce product, such as true beachfront or a villa with a pool, can also sell well in summer.

Why is the online estimate for my Pelican Bay home wrong?

Automated models need many similar sales, and Pelican Bay spreads about 300 closings a year across 95 associations and a range from $199,000 to $21,000,000. A model cannot see your view line, stack, renovation or your building’s reserve study.

What does the Foundation charge for design review if my buyer plans to renovate?

The FY2027 fee schedule charges $100 for a minor project, $1,500 or $3,500 for a single-family major project under or over 500 square feet, and $5,000 for a new single-family home or a multi-family major renovation. Your association must approve too.

Who pays the Pelican Bay resale capital assessment?

The buyer, by the Foundation’s rule: its estoppel certificate lists the assessment as a buyer cost due at closing, paid by separate check with the deed and closing statement. It is $15,000 for deeds recorded on or after October 1, 2026. Any credit toward it is a negotiation, not an obligation.

Does the October 1, 2026 increase affect my sale?

Yes, if your buyer’s deed records on or after that date. The assessment rises from $10,000 to $15,000 for fee-eligible transfers recorded on or after October 1, 2026, and the recording date, not the contract date, decides the amount. The next step, 3.5 percent, takes it to $15,525 for deeds recorded on or after October 1, 2027.

Can my buyer be exempt from the resale capital assessment?

Possibly. Bylaws Section 7.04 exempts a transfer into trust, by gift, devise or inheritance for no or nominal consideration, and grants a one-time exemption to a qualifying Pelican Bay owner buying another home in the community, which carries a $1,000 processing fee instead. A transfer of control of an owning entity can itself count as a conveyance.

What is an estoppel certificate, and how many do I need in Pelican Bay?

It is an association’s signed statement of what is owed on your home at closing. Every Pelican Bay sale needs the Foundation’s, $250 plus $100 to expedite, and a condominium or neighborhood association sale needs your association’s too, capped by statute at $299 for a current account. In Collier County practice the seller pays them.

Does the Pelican Bay Foundation have to approve my buyer?

No. The Foundation’s estoppel states that it does not require approval for the transfer and holds no right of first refusal. Your condominium or neighborhood association may require approval under its own documents, so we confirm that procedure before listing.

What happens to my Foundation membership and cards when I sell?

Your membership ends when your deed records, and your buyer’s begins with the transfer and the resale capital payment. Return every member card at closing; the Foundation charges $500 for cards not turned in.

Do I owe the HOA disclosure summary if I sell a Pelican Bay condominium?

Section 720.401 does not apply to associations regulated under Chapter 718, but every Pelican Bay condominium also sits inside the Chapter 720 Foundation, so the answer depends on what you own and how your closing agent reads it. The careful course is to deliver it as well. This is information, not legal advice.

What documents must I give a Pelican Bay condominium buyer?

The Chapter 718 resale package: declaration, articles, bylaws, rules, the annual financial statement and budget, the frequently asked questions sheet, a governance form, and the structural integrity reserve study and any milestone inspection summary that applies. Every seller also delivers the flood disclosure and the property tax disclosure summary.

Do I have to disclose my building’s milestone inspection and reserve study?

Yes, where they apply. Florida’s condominium resale package now includes the summary of any milestone inspection report and the most recent structural integrity reserve study, or a statement that none exists. A building with clean reports should lead with them.

Is my Pelican Bay building on the county’s milestone list?

Most Pelican Bay towers, Bay Colony condominiums and mid-rise villages are. Collier County’s January 2026 list shows next-due years of 2033 to 2035 for most, Montenero in 2026, Cap Ferrat and Trieste in 2027 and Mystique in 2044. Several low-rise villages do not appear.

Who pays a special assessment levied before closing?

The contract controls, and your association’s estoppel shows what is levied and due. A buyer usually discounts an open assessment by more than its face value, so paying it off before listing often sells better; a transparent credit at contract also works. We model both against your net.

Do I have to disclose hurricane damage or past flooding?

Yes, if you know of it. Florida Statutes 689.302 requires a flood disclosure at or before contract covering flood insurance claims, flood-damage assistance and known flooding during your ownership, and Johnson v. Davis covers other known material defects, including open storm repairs.

Is my Pelican Bay home in a flood zone?

It depends on where it sits. On the maps effective February 8, 2024, the beachfront is VE at 14 to 15 feet, the preserve and tower corridor AE at 10 to 11 feet, and much of the interior and east side Zone X. Every address still needs its own determination.

Is Pelican Bay a gated community?

Not at the community level. Pelican Bay Boulevard and the arterials are public county roads, and the Foundation controls access to its amenities by member card instead. Bay Colony is fully gated, and several individual neighborhoods have gates of their own.

Does Pelican Bay have a CDD?

No. The special district layer is the Pelican Bay Services Division, a Collier County municipal service taxing and benefit unit with a published budget, not a community development district, and there is no CDD bond line on a Pelican Bay tax bill.

What is the Pelican Bay Services Division charge on my tax bill?

A flat per-unit, non-ad valorem assessment: $1,550 for FY2026, $768.70 for operations and $781.30 for capital projects, plus a small street-lighting levy. Its board approved $1,250 for FY2027, subject to county adoption, and it is prorated with taxes at closing.

What is the Pelican Bay Foundation?

The Pelican Bay Foundation is the mandatory master association for the whole community, a Chapter 720 homeowners association formed in 1979. It owns and runs the beaches, trams, restaurants, racquets and Community Center, and its FY2027 assessment is $3,435 per unit.

Will my buyer’s property taxes be higher than mine?

Often, if you are homesteaded, because Save Our Homes caps follow the owner rather than the house. Your buyer’s first full-year bill is based on a new assessment. Pelican Bay is unincorporated Collier County, so no City of Naples millage applies.

What does it cost to sell a home in Pelican Bay?

Expect the negotiated commission, documentary stamp tax at $0.70 per $100, a $250 Foundation estoppel, your association’s estoppel, a municipal lien search, prorated taxes and any negotiated credits. At the $1,300,000 condominium median the deed stamps are $9,100; at the $3,100,000 single-family median they are $21,700.

Can I rent my Pelican Bay home instead of selling?

Within the rules: no more than two leases per calendar year under the recorded covenant, your building’s minimum term, a Foundation application at least 30 days ahead with a $500 fee in the 2027 packet, and your cards suspended during the lease. Bay Colony buildings follow their own declarations.

Can I sell my Pelican Bay home by owner?

You can, legally. In practice the buyer is usually represented, a condominium sale needs two estoppels and a Chapter 718 package with the reserve study, and the disclosure duties run before contract. The risk is rarely the paperwork itself; it is a contract that fails late because a step was missed.

Should I take a cash offer instead of listing?

Compare the net, not the word cash. An instant offer prices in a discount for speed, and at about 3.8 months of supply in the September 2026 pull that discount is often larger than the cost of a well-run listing. A quiet, targeted sale can be fast and competitive.

Can my buyer see the Pelican Bay beach before buying?

Yes. The Foundation issues one-day Realtor Guest Cards to licensed Florida Realtors, valid only on the showing day, for the trams, beach and restaurants, and the Realtor must accompany the clients throughout.

Should I renovate before selling my Pelican Bay condo?

Selective work usually beats a full renovation, because many luxury buyers here re-renovate to their own taste. Paint, lighting, flooring continuity and repairs tend to return their cost; impact glass and sliders also help with insurance.

How is selling in Bay Colony different?

A Bay Colony seller adds the Bay Colony Community Association and its Beach Club to the Foundation layer, and the Declaration’s Article 3, including the leasing cap, does not apply to Bay Colony. In the twelve months to September 30, 2026, Bay Colony closed 44 homes at a $4,500,000 median.

Should I worry about the Naples Grande waterpark when I sell?

Expect the question, especially in southern Pelican Bay. On May 30, 2026 the Park Shore Association reported the site plan amendment withdrawn and the water park tabled, while the Foundation’s and Bay Villas’ appeals of the county’s interpretation continue. Answer with the current status.

What should I do first if I am thinking about selling?

Three things, in order: get a written valuation from your own building’s sales, request your association’s resale package and estoppel details so nothing surfaces late, and decide how public the marketing should be. Request a valuation through our Pelican Bay home valuation request or call Jesse McGreevy at (239) 898-6072.

Sources and Authoritative References

Every Pelican Bay figure on this page traces to a primary source below: the Southwest Florida MLS, the Pelican Bay Foundation’s own documents, Collier County records, Florida Statutes, FEMA and established local reporting. No listing portal or competing brokerage is cited, and the Collier County Property Appraiser is cited in plain text only.

Market data and county records

• Southwest Florida MLS, Matrix (Pelican Bay closed, active and ten-year sets, retrieved September 30, 2026)
• Collier County PUD Master List, June 11, 2026 (retrieved September 29, 2026)
• Collier County milestone buildings by year, as of January 2026 (retrieved September 29, 2026)
• Collier County Milestone Inspections program page (retrieved September 29, 2026)
• Collier County milestone inspection status dashboard (retrieved September 29, 2026)
• Collier County three-mile saltwater boundary map (retrieved September 29, 2026)
• Collier County, Pelican Bay Services Division page (retrieved September 29, 2026)
• Pelican Bay Services Division board agenda packet, June 10, 2026 (retrieved September 29, 2026)
• Pelican Bay Services Division Water Management Committee packet, May 19, 2026 (retrieved September 29, 2026)
• Collier County Tax Collector, property taxes (retrieved September 29, 2026)

The Pelican Bay Foundation and its governing documents

• Pelican Bay Foundation, Realtors resource page (retrieved September 29, 2026)
• Estoppel Certificate, Fiscal Year 2027 (retrieved September 29, 2026)
• Estoppel Certificate, Fiscal Year 2025-2026, revised August 31, 2026 (retrieved September 29, 2026)
• FY2027 Approved Budget Package (retrieved September 29, 2026)
• FY2026 Budget (retrieved September 29, 2026)
• FY2024 Audited Financial Statements (retrieved September 29, 2026)
• FY2023 Audited Financial Statements (retrieved September 29, 2026)
• Second Amended and Restated Declaration, recorded April 9, 2009 (retrieved September 29, 2026)
• Declaration amendment, Section 3.26 leasing, recorded May 28, 2019 (retrieved September 29, 2026)
• Amended and Restated Bylaws, adopted October 27, 2025 (retrieved September 29, 2026)
• Rules and Regulations, December 12, 2024 (retrieved September 29, 2026)
• Lease Application Packet 2027 (retrieved September 29, 2026)
• Resale Capital Assessment Exemption Form (retrieved September 29, 2026)
• Pelican Bay PUD with ordinances (retrieved September 29, 2026)
• Realtor Guest Card request form (retrieved September 29, 2026)
• Our Beaches (retrieved September 29, 2026)
• Tram Service (retrieved September 29, 2026)
• Marker 36 (retrieved September 29, 2026)
• Sandbar (retrieved September 29, 2026)
• Our Racquets Program (retrieved September 29, 2026)
• Fitness Center and Wellness Studio (retrieved September 29, 2026)
• Community map of the associations (retrieved September 29, 2026)
• Design review and covenants application portal (retrieved September 29, 2026)
• Grosvenor of Pelican Bay, association documents (retrieved September 29, 2026)
• Bay Colony Community Association (retrieved September 29, 2026)
• Club Pelican Bay, membership (retrieved September 29, 2026)
• Club Pelican Bay, golf (retrieved September 29, 2026)
• Epique Pelican Bay, official site (retrieved September 29, 2026)

Florida statutes and state agencies on selling

• Florida Statutes 201.02, documentary stamp tax on deeds (retrieved September 29, 2026)
• Florida Department of Revenue, documentary stamp tax (retrieved September 29, 2026)
• Florida Statutes 720.401, homeowners association disclosure summary (retrieved September 29, 2026)
• Florida Statutes 720.30851, homeowners association estoppel certificates (retrieved September 29, 2026)
• Florida Statutes 718.116, condominium assessments and estoppel certificates (retrieved September 29, 2026)
• Florida Statutes 718.503, condominium resale disclosure (retrieved September 29, 2026)
• Florida Statutes 718.112 (2025), structural integrity reserve studies (retrieved September 29, 2026)
• Florida Statutes 553.899, milestone inspections (retrieved September 29, 2026)
• Florida Statutes 689.261, property tax disclosure summary (retrieved September 29, 2026)
• Florida Statutes 689.302, flood disclosure in residential sales (retrieved September 29, 2026)
• Florida Statutes 404.056, radon gas notification (retrieved September 29, 2026)
• Florida House staff analysis of HB 979 (2024), estoppel fee caps (retrieved September 29, 2026)
• Florida Senate, HB 913 (2025), condominium reserves and inspections (retrieved September 29, 2026)
• Florida Administrative Code Rule 69O-186.003, title insurance rates (retrieved September 29, 2026)
• Florida Department of Financial Services, title insurance overview (retrieved September 29, 2026)
• Florida Department of Revenue, property tax information for taxpayers (retrieved September 29, 2026)
• Johnson v. Davis, 480 So. 2d 625 (Fla. 1985) (retrieved September 29, 2026)
• National Association of REALTORS, settlement frequently asked questions (retrieved September 29, 2026)
• National Association of REALTORS, written buyer agreements (retrieved September 29, 2026)
• Internal Revenue Service, FIRPTA withholding (retrieved September 29, 2026)

Flood, storm and insurance

• FEMA National Flood Hazard Layer map service (queried July 1, 2026)
• FEMA Map Service Center (retrieved September 29, 2026)
• Collier County 2026 Flood Protection Newsletter (retrieved September 29, 2026)
• Collier County, Floodplain Management, preliminary inland map status as of August 1, 2026 (retrieved September 29, 2026)
• Collier County 311, coastal flood map adopted February 8, 2024 (retrieved September 29, 2026)
• FEMA Community Rating System (retrieved September 29, 2026)
• Florida Office of Insurance Regulation, wind mitigation resources (retrieved September 29, 2026)
• National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (retrieved September 29, 2026)
• Florida DEP, 2024 hurricane season post-storm beach conditions report, March 2025 (retrieved September 29, 2026)
• Collier County, beach renourishment project scheduled to begin, October 17, 2025 (retrieved September 29, 2026)
• Collier County, beach renourishment project update, December 24, 2025 (retrieved September 29, 2026)

Area, schools, pipeline and the Park Shore comparison

• Collier County Public Schools attendance zone tool (retrieved September 29, 2026)
• Collier County Public Schools, 2024-2025 school and district grades (retrieved September 29, 2026)
• NCH North Hospital (retrieved September 29, 2026)
• Collier County transportation engineering projects, Vanderbilt Beach Road (retrieved September 29, 2026)
• Waterside Shops, redevelopment (retrieved September 29, 2026)
• Artis-Naples, history (retrieved September 29, 2026)
• Host Hotels, The Ritz-Carlton, Naples reopens July 6, 2023 (retrieved September 29, 2026)
• Naples Daily News, Naples Grande renovation, November 11, 2025 (retrieved September 29, 2026)
• The Ritz-Carlton Residences, Naples, newsroom (retrieved September 29, 2026)
• Park Shore Association, Naples Grande water park update, May 30, 2026 (retrieved September 29, 2026)
• Gulf Shore Association of Condominiums, Pelican Bay Foundation joins battle against waterpark, April 22, 2026 (retrieved September 29, 2026)
• Gulf Shore Association of Condominiums, The Commons beach-walk, April 22, 2026 (retrieved September 29, 2026)
• Naples Daily News, record penthouse sale at The Regent, March 4, 2026 (retrieved September 29, 2026)
• Gulfshore Business, Pelican Bay Community Park opens 20 pickleball courts (retrieved September 29, 2026)

Our own assets

• McGreevy and Comisar Pelican Bay community guide
• McGreevy and Comisar Bay Colony guide
• McGreevy and Comisar Park Shore guide
• McGreevy and Comisar Naples real estate guide
• Pelican Bay home valuation request
• How we help buyers purchase in Pelican Bay
• How we represent buyers in Naples
• Jesse McGreevy agent profile
• Marc Comisar agent profile
• McGreevy and Comisar Google Business Profile

Downloadable Documents

Every row below links the authority that publishes the document, so a Pelican Bay seller or buyer always sees the official, current version rather than a copy. We host nothing ourselves, and the documents that are not public are named at the end with the office that holds each.

Not public: your own Foundation estoppel, from member services; your association’s budget, reserve study, milestone report, insurance declarations and approval procedure, from its manager; and Club Pelican Bay membership terms, from the club.

Your Pelican Bay Listing Team, and How to Reach Us Today

McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Pelican Bay sits inside the North Naples market we work every week. Few residences in any one Pelican Bay building come up for sale in a year, so the owner who sells next should call us first.

The Accolades, Verbatim

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

Contact McGreevy and Comisar

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

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).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Nothing on this page is legal, tax or insurance advice.

Market data from the Southwest Florida MLS, pulled September 30, 2026 (twelve months to September 30, 2026), and Pelican Bay Foundation and Collier County documents retrieved September 29, 2026. Brokered by Domain Realty.