Naples, Florida
Sell your Pelican Marsh home in Naples with a price built from your own village: 108 recorded sales and 122 MLS closings, the Foundation and district charges, the estoppel file, flood by address and Collier net sheets, from McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026 · Market data from Collier County recorded sales through October 16, 2026 and a Southwest Florida MLS (Matrix) pull of October 27, 2026
Selling a Pelican Marsh home means selling one of 1,907 homes in the 26 Foundation villages of a guard-gated golf and racquet community off Vanderbilt Beach Road in North Naples, unincorporated Collier County. Our Pelican Marsh community guide covers the club, Courtside, the schools and the history; this page is the seller’s side of it. What a buyer pays depends first on what you own: a condominium or coach home in one of the eight chapter 718 villages (Arielle, Clermont, Egret’s Walk, Les Chateaux, Mont Claire, Osprey Pointe, Ravenna and Seville), or a single-family home, villa or coach home on its own lot in one of the chapter 720 villages, from Ventura and Timarron to Terrabella and The Estates at Bay Colony Golf Club. Every owner belongs to the Foundation of Pelican Marsh and pays the district line on the Collier tax bill; golf is optional.
The short version: Collier County recorded 108 qualified Pelican Marsh sales from October 17, 2025 to October 16, 2026, 54 condominiums at a $697,000 median and 54 single-family homes, villas and coach homes at a $1,625,000 median. The Southwest Florida MLS (Matrix) pull of October 27, 2026 shows 122 closings in a different twelve-month window, and the two records are never added together. For a number on your own home, read our Pelican Marsh home valuation guide. If you plan to buy again after you sell, read our guide to buying a home in Pelican Marsh. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072.
McGreevy and Comisar price a Pelican Marsh home by its product and village, never by one community median, and assemble what a Pelican Marsh buyer asks for before the first showing: the Foundation and village estoppels, the Resale Capital Assessment the buyer pays at closing, the district line on your tax bill and the flood zone for your address.
McGreevy and Comisar are the #5 real estate team in Florida (RealTrends 2026). With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. Those career totals are the record we bring to a Pelican Marsh listing. For this page we tracked the 108 recorded Pelican Marsh sales in the county’s twelve-month file and the 122 MLS closings, village by village. Comparing agents across the city? Start with our guide to the best real estate agents in Naples, then use the valuation form or Call Jesse direct at (239) 898-6072.
Honors and recognition:
Pelican Marsh holds 1,907 homes on the 2026 preliminary Collier roll. The condominium side is 1,034 units in eight villages under chapter 718: Arielle (230), Clermont (148), Egret’s Walk (208), Les Chateaux (96), Mont Claire (76), Osprey Pointe (96), Ravenna (96) and Seville (84). The platted side is 873 homes under chapter 720: Ventura (82), Timarron (84), Troon Lakes (81), The Estates at Bay Colony Golf Club (75), Terrabella with Terranova (58), The Gables (52), Grand Isle and Portofino (94), Ivy Pointe and Marsh Links (77), Augusta and Watercrest (71), Bay Laurel Estates and Muirfield (74), Island Cove and Savanna (77) and the Arbors at Pelican Marsh with Sweet Bay (48). An Arielle owner and a Bay Laurel Estates owner share a gate, a Foundation and a district, and almost nothing else that sets a price.
These are the eight facts a Pelican Marsh seller needs in November 2026, each from a dated record: the Collier County sales file through October 16, 2026, the MLS pull of October 27, 2026, the Foundation’s 2026 budget and estoppel form, the district’s fiscal 2026 assessment and Florida law.
Selling in Pelican Marsh right now, on the Southwest Florida MLS (Matrix) pull of October 27, 2026, means competing in a market of 122 closings over the prior twelve months, a median of 62 days on market, a 94.7% median sale-to-list ratio and 28 active listings, about 2.8 months of supply.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix pull of October 27, 2026, labelled as such.
Every figure in this table comes from the Southwest Florida MLS (Matrix) rows for the Pelican Marsh development, pulled October 27, 2026, covering closings from October 27, 2025 to October 27, 2026 and the active listings on the pull date. Five of the 122 closings are sold data entry records, sales entered after closing with no days on market: they count in closings, prices and volume, and are left out of days on market and sale-to-list.
| MLS measure (pull of October 27, 2026) | Pelican Marsh |
|---|---|
| Closed sales, prior twelve months | 122 |
| Total sold volume | $176,845,145 |
| Median sold price | $950,000 |
| Average sold price | $1,449,550 |
| Lowest and highest closing | $430,000 (Arielle) to $10,000,000 (The Estates at Bay Colony Golf Club, a sold data entry record) |
| Median days on market | 62 (117 closings with a days count) |
| Average days on market | 94.2 |
| Median sale-to-list ratio | 94.7% |
| Average sale-to-list ratio | 94.2% |
| Median price per square foot | $456 |
| Active listings on October 27, 2026 | 28 |
| Median and average list price | $950,000 and $1,962,111 |
| Active list range | $599,000 to $10,750,000 |
| Median days on market, active listings | 26 |
| Months of supply | About 2.8 (28 active against about 10.17 closings a month) |
The by-name split comes from the same pull of October 27, 2026, its 122 closings and 28 active listings sorted by the MLS sub-division name. The months-of-supply column is our arithmetic: actives divided by a month’s closings at that village’s pace.
| MLS name (pull of October 27, 2026) | Closed, prior 12 months | Active | Months of supply (our arithmetic) |
|---|---|---|---|
| Clermont | 13 | 5 | 4.6 |
| Egret’s Walk | 9 | 4 | 5.3 |
| Arielle | 9 | 2 | 2.7 |
| Troon Lakes | 9 | 1 | 1.3 |
| Ravenna | 9 | 0 | 0 |
| Les Chateaux | 8 | 4 | 6.0 |
| Ventura | 8 | 0 | 0 |
| Timarron | 7 | 0 | 0 |
| Savanna | 6 | 0 | 0 |
| Terrabella | 5 | 2 | 4.8 |
| Gables | 5 | 1 | 2.4 |
| Osprey Pointe | 4 | 1 | 3.0 |
| Seville | 4 | 1 | 3.0 |
| Estates at Bay Colony Golf Club | 3 | 2 | 8.0 |
| Muirfield at the Marsh | 3 | 1 | 4.0 |
| Grand Isle | 3 | 0 | 0 |
| Mont Claire | 3 | 0 | 0 |
| Island Cove | 2 | 1 | 6.0 |
| Portofino | 2 | 1 | 6.0 |
| Watercrest | 2 | 1 | 6.0 |
| Arbors at Pelican Marsh | 2 | 0 | 0 |
| Bay Laurel Estates | 2 | 0 | 0 |
| Ivy Pointe | 2 | 0 | 0 |
| Marsh Links | 1 | 1 | 12.0 |
| Sweet Bay | 1 | 0 | 0 |
| Augusta at Pelican Marsh | 0 | 0 | No closings or listings in the window |
On that split the eight condominium villages held 59 of the 122 closings and 17 of the 28 actives (our arithmetic). Read the small rows as a list, not a rate.
Three readings matter. The median listing that sold took 62 days on market, while the 28 listings active on October 27, 2026 had been listed a median of 26 days. The 94.7% median sale-to-list ratio means the typical closing landed about five points under its last asking price; on a $1,000,000 list price that is about $947,000 (our arithmetic). And days on market ran from 0 to 546, so one community figure hides a wide range by village and price.
Pelican Marsh homes sold for a $697,000 condominium median and a $1,625,000 single-family, villa and coach home median in the Collier County record for the twelve months to October 16, 2026, with village medians running from $542,500 in Arielle to $2,750,000 in Bay Laurel Estates and Muirfield.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix pull of October 27, 2026, labelled as such.
Source: Collier County Property Appraiser sales file, qualified, improved, arm’s-length sales recorded through October 16, 2026, mapped to the 26 Foundation villages. Per-foot figures are per county heated square foot.
| Product and window | Sales | Median | Low | High | Median per county heated sq ft |
|---|---|---|---|---|---|
| Condominium, 12 months | 54 | $697,000 | $430,000 | $1,600,000 | $396.11 |
| Single-family, villa and coach home, 12 months | 54 | $1,625,000 | $759,000 | $10,000,100 | $585.01 |
| Condominium, 24 months | 103 | $715,000 | $430,000 | $1,600,000 | $401.75 |
| Single-family, villa and coach home, 24 months | 78 | $1,587,500 | $720,000 | $10,000,100 | $573.18 |
| Condominium, 60 months | 270 | $720,000 | $400,000 | $1,600,000 | $405.15 |
| Single-family, villa and coach home, 60 months | 160 | $1,750,000 | $720,000 | $10,000,100 | $592.87 |
The 24-month window starts October 17, 2024 and the 60-month window October 17, 2021. Each holds a different mix of villages and sizes, so a change between windows is a change in what sold as much as in price.
| Condominium village | Sales | Median | Low | High | Median per county heated sq ft |
|---|---|---|---|---|---|
| Arielle | 9 | $542,500 | $430,000 | $660,000 | $326.96 |
| Clermont | 12 | $644,950 | $505,000 | $1,050,000 | $358.81 |
| Egret’s Walk | 9 | $635,000 | $550,000 | $750,000 | $388.33 |
| Les Chateaux | 5 | $1,160,000 | $850,000 | $1,349,000 | $511.93 |
| Mont Claire | 3 | $1,095,000 | $1,000,000 | $1,475,000 | $420.67 |
| Osprey Pointe | 5 | $1,030,000 | $780,000 | $1,600,000 | $473.30 |
| Ravenna | 8 | $697,500 | $615,000 | $825,000 | $400.82 |
| Seville | 3 | $770,000 | $764,000 | $917,500 | $423.97 |
Source: Collier County Property Appraiser sales file, twelve months to October 16, 2026.
| Village | Sales | Median | Low | High | Median per county heated sq ft |
|---|---|---|---|---|---|
| Augusta and Watercrest | 3 | $2,450,000 | $1,850,000 | $3,100,000 | $783.75 |
| Bay Laurel Estates and Muirfield | 4 | $2,750,000 | $2,000,000 | $5,900,000 | $686.10 |
| Grand Isle and Portofino | 5 | $2,050,000 | $1,850,000 | $2,400,000 | $680.61 |
| Island Cove and Savanna | 7 | $975,000 | $779,000 | $1,400,000 | $465.39 |
| Ivy Pointe and Marsh Links | 3 | $1,625,000 | $1,350,000 | $3,610,000 | $708.99 |
| Terrabella | 5 | $2,500,000 | $2,250,000 | $2,815,000 | $651.38 |
| The Gables | 6 | $2,226,250 | $1,550,000 | $2,850,000 | $662.80 |
| Timarron | 6 | $992,500 | $850,000 | $1,300,000 | $416.50 |
| Troon Lakes | 6 | $1,462,500 | $840,000 | $1,625,000 | $532.65 |
| Ventura | 6 | $869,500 | $759,000 | $970,000 | $410.80 |
Two villages recorded fewer than three sales, so we list the sales instead of a median. The Arbors at Pelican Marsh (with Sweet Bay) recorded one sale: $2,650,000 on Sweetgrass Way in February 2026, a 3,387 square foot home built in 1995. The Estates at Bay Colony Golf Club recorded two: $10,000,100 on Waggle Way in May 2026 (5,739 heated square feet, built 2001) and $8,450,000 on Mashie Court in June 2026 (5,915 heated square feet, built 2001).
Same source; medians only where a window holds three or more sales.
| Village | Sales, 24 months | Median, 24 months | Sales, 60 months | Median, 60 months |
|---|---|---|---|---|
| Arielle | 17 | $550,000 | 50 | $625,000 |
| Clermont | 19 | $695,000 | 43 | $700,000 |
| Egret’s Walk | 20 | $632,250 | 60 | $644,500 |
| Les Chateaux | 8 | $1,036,250 | 21 | $1,075,000 |
| Mont Claire | 6 | $1,235,000 | 18 | $1,083,750 |
| Osprey Pointe | 10 | $1,175,000 | 29 | $1,050,000 |
| Ravenna | 12 | $717,500 | 26 | $717,500 |
| Seville | 11 | $917,500 | 23 | $850,000 |
| Arbors at Pelican Marsh | 3 | $2,650,000 | 7 | $3,000,000 |
| Augusta and Watercrest | 5 | $2,125,000 | 17 | $2,150,000 |
| Bay Laurel Estates and Muirfield | 5 | $3,200,000 | 11 | $2,650,000 |
| Grand Isle and Portofino | 7 | $2,100,000 | 21 | $2,100,000 |
| Island Cove and Savanna | 8 | $947,500 | 17 | $975,000 |
| Ivy Pointe and Marsh Links | 5 | $1,625,000 | 11 | $1,750,000 |
| Terrabella | 8 | $2,400,000 | 11 | $2,250,000 |
| The Estates at Bay Colony Golf Club | 2 (the two sales above) | Two sales, no median | 4 | $8,050,500 |
| The Gables | 6 | $2,226,250 | 10 | $2,523,750 |
| Timarron | 9 | $980,000 | 15 | $980,000 |
| Troon Lakes | 10 | $1,250,000 | 15 | $1,400,000 |
| Ventura | 10 | $864,500 | 21 | $950,000 |
Tell us your village, your street and your floor plan size, and we send back a range built from the recorded sales of your own Pelican Marsh village, the listings competing with yours and your net at three prices. Use the valuation form, read our Pelican Marsh home valuation guide, or Call Jesse direct at (239) 898-6072. If you are also buying, Call Marc at (239) 287-5873 and see how we help buyers in Naples.
Inside one village, homes of the same county heated square footage still sold far apart. These are the county’s 24-month same-size groups with three or more sales.
| Village | Heated sq ft | Sales | Low | Median | High |
|---|---|---|---|---|---|
| Arielle | 1,560 | 6 | $430,000 | $536,250 | $640,000 |
| Arielle | 1,633 | 7 | $440,000 | $550,000 | $715,000 |
| Arielle | 1,845 | 3 | $575,000 | $585,000 | $640,000 |
| Clermont | 1,750 | 4 | $590,000 | $745,000 | $1,050,000 |
| Clermont | 1,781 | 3 | $639,900 | $650,000 | $750,000 |
| Clermont | 1,820 | 3 | $505,000 | $545,000 | $775,000 |
| Clermont | 1,866 | 3 | $585,000 | $650,000 | $750,000 |
| Egret’s Walk | 1,507 | 3 | $450,000 | $635,000 | $649,000 |
| Egret’s Walk | 1,584 | 6 | $568,000 | $616,250 | $720,000 |
| Egret’s Walk | 1,752 | 5 | $550,000 | $629,500 | $720,000 |
| Egret’s Walk | 1,800 | 4 | $550,000 | $687,000 | $750,000 |
| Les Chateaux | 2,216 | 4 | $900,000 | $1,072,500 | $1,349,000 |
| Les Chateaux | 2,515 | 4 | $850,000 | $1,021,250 | $1,287,500 |
| Mont Claire | 2,603 | 5 | $1,000,000 | $1,375,000 | $1,475,000 |
| Osprey Pointe | 2,060 | 6 | $780,000 | $1,002,500 | $1,295,000 |
| Osprey Pointe | 2,748 | 4 | $1,175,000 | $1,228,750 | $1,600,000 |
| Ravenna | 1,619 | 9 | $575,000 | $690,000 | $790,000 |
| Ravenna | 2,015 | 3 | $730,000 | $770,000 | $825,000 |
| Seville | 1,802 | 6 | $720,000 | $774,500 | $945,000 |
| Seville | 2,402 | 5 | $917,500 | $965,000 | $1,200,000 |
| Ventura | 2,015 | 5 | $759,000 | $860,000 | $910,000 |
The nine Ravenna sales at 1,619 heated square feet ran from $575,000 to $790,000, a $215,000 spread, and the six Osprey Pointe sales at 2,060 square feet ran from $780,000 to $1,295,000, a $515,000 spread (our arithmetic). Floor, view, frontage, renovation, roof, furnishing and timing explain gaps like these, and the county file records none of them. So we price from the closest matches in your own village and size, name the factors that separate your home, and show you the sales we used, without putting a dollar figure on a view or a renovation.
The deed record and the MLS differ in Pelican Marsh because they count different things over different dates: the Collier County file holds 108 qualified, improved sales recorded October 17, 2025 to October 16, 2026, while the Southwest Florida MLS report pulled October 27, 2026 holds 122 closings from October 27, 2025 to October 27, 2026.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix pull of October 27, 2026, labelled as such.
| Measure | Collier County recorded sales | Southwest Florida MLS (Matrix) report |
|---|---|---|
| What it counts | Qualified, improved, arm’s-length deeds, mapped to the 26 Foundation villages | Closed listings in the Pelican Marsh development |
| Window | Recorded October 17, 2025 to October 16, 2026 | Closed October 27, 2025 to October 27, 2026 |
| Count | 108 (54 condominium, 54 single-family, villa and coach home) | 122 |
| Median | $697,000 condominium; $1,625,000 single-family, villa and coach home | $950,000, all products together |
| Lowest | $430,000 (Arielle) | $430,000 (Arielle) |
| Highest | $10,000,100 (The Estates at Bay Colony Golf Club) | $10,000,000 (The Estates at Bay Colony Golf Club, a sold data entry record) |
| Days on market | Not recorded | Median 62 |
| Sale-to-list ratio | Not recorded | Median 94.7% |
| Price per foot | Per county heated square foot | MLS median $456 (sold price over MLS living area) |
The windows end eleven days apart, a deed records after its closing, the county keeps only sales it qualifies as arm’s-length, and the MLS holds homes marketed through it plus sold data entry records added after closing. When we matched the two over the same twelve months to July 15, 2026, the county held 110 qualified sales against 116 MLS closings, with 16 villages matching exactly. Neither count is the “real” one.
Use the county record for what homes in your village and size sold for, and the MLS for days on market, sale-to-list and the competition. We never add the two or mix their windows.
Price a Pelican Marsh home from the recorded sales of its own village and size, never from a community median: in the county’s twelve months to October 16, 2026, condominium village medians ran from $542,500 to $1,160,000 and single-family, villa and coach home village medians from $869,500 to $2,750,000.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix pull of October 27, 2026, labelled as such.
Arielle, 230 units in six condominiums, is the largest village and the entry price: nine twelve-month county sales from $430,000 to $660,000. The 24-month size groups guide better: 1,560 square feet ran $430,000 to $640,000 on six sales, 1,633 ran $440,000 to $715,000 on seven. We match size and position first.
Clermont’s 148 units recorded 12 county sales in the twelve months, the most of any village, from $505,000 to $1,050,000. The four 24-month sales at 1,750 square feet spanned the same $590,000 to $1,050,000, so the plan alone does not set the price; building, floor and access do, and we request the milestone and reserve study status before pricing.
Egret’s Walk is 208 units in five condominiums under one commons association, the earliest village in Pelican Marsh. Its 1,584 square foot plan recorded six 24-month sales from $568,000 to $720,000. With 4 actives against 9 closings on the October 27, 2026 MLS split, the competing listings matter as much as the sales.
Ravenna is 96 units in two condominiums under a commons association. Its 1,619 square foot plan recorded nine 24-month sales from $575,000 to $790,000 and its 2,015 square foot plan three from $730,000 to $825,000. The October 27, 2026 MLS split showed 9 closings and no actives: no other Ravenna listing to compare.
Les Chateaux (96 units) and Mont Claire (76) top the condominium range, at twelve-month county medians of $1,160,000 on five sales and $1,095,000 on three. Each Les Chateaux plan, 2,216 and 2,515 square feet, recorded four 24-month sales with spreads over $400,000, so every comparable is read on its own.
Osprey Pointe, declared in 2001, is the newest of the eight condominiums, with 96 units; Seville holds 84. Osprey Pointe’s 2,060 and 2,748 square foot plans recorded six and four 24-month sales; Seville’s 1,802 square foot plan six, from $720,000 to $945,000. We match by plan first.
Ventura (82 homes) and Island Cove and Savanna (77) are villa villages on their own lots under chapter 720, at twelve-month county medians of $869,500 and $975,000. Ventura’s 2,015 square foot plan recorded five 24-month sales from $759,000 to $910,000. On the October 27, 2026 MLS split, Ventura and Savanna had no actives.
Timarron (84 homes) and Troon Lakes (81) are the volume single-family villages, at twelve-month county medians of $992,500 and $1,462,500 on six sales each. Year built matters in both: the sales include homes built around 2000 and homes built in the 2020s.
Terrabella with Terranova (58 homes), The Gables (52) and Grand Isle and Portofino (94) recorded twelve-month county medians of $2,500,000, $2,226,250 and $2,050,000 on five, six and five sales. At these counts one sale moves a median, so we read each comparable by lot, frontage, size, age and condition.
Each pair recorded three twelve-month sales. Ivy Pointe and Marsh Links sold at $1,350,000, $1,625,000 and $3,610,000, the last a 2018-built home on Persimmon Drive; Augusta and Watercrest at $1,850,000, $2,450,000 and $3,100,000, the last a 2024-built home on Cassia Court. Year built can matter as much as the village name.
Bay Laurel Estates and Muirfield recorded four twelve-month sales, $5,900,000 and $3,200,000 on Purslane Drive and $2,300,000 and $2,000,000 on Muirfield Drive: a median that sits between two streets. The Arbors with Sweet Bay recorded one, $2,650,000. Your price comes from the two or three most similar homes and the 60-month record.
The Estates is a gated enclave inside Pelican Marsh with its own guarded entry and its own Bay Colony Golf Club course, and our guide describes a fee stack and club structure no other village has. Two county sales in the twelve months, four in 60 months at an $8,050,500 median. Never value an Estates home from beachfront Bay Colony sales in Pelican Bay.
These are the factors we name in every Pelican Marsh pricing conversation. We do not attach a dollar amount to any of them, because the recorded sales do not isolate one.
The Pelican Marsh ownership stack weighs differently by product because its two published layers are flat per unit: the district’s fiscal 2026 assessment of $1,725 and the Foundation’s 2026 assessment of $2,073 add up to $3,798 a year whether the home is a $542,500 Arielle condominium or a $2,750,000 Bay Laurel Estates home.
| Layer | Who sets it | Published figure | How it is billed |
|---|---|---|---|
| Pelican Marsh Community Development District | A Chapter 190 special district with five elected supervisors | $1,725 per unit, fiscal 2026 operations and maintenance (fiscal 2025 was $1,593) | Non-ad valorem line on the Collier County tax bill |
| Foundation of Pelican Marsh (master association, every owner a member) | Resident-elected board | $2,073 per unit for 2026: $929 operating, $987 bulk cable and internet, $157 capital | Billed in the fourth quarter, due 30 days after invoicing, collected through your village’s management company |
| Your village association | Each of the 26 village associations | Not published | Your association’s own schedule |
| Pelican Marsh Golf Club | The member-owned club | Membership is optional; current initiation, dues and transfer terms are not published | Only if a buyer chooses to join |
The district’s fiscal 2027 figure was not confirmed at a public source when this page was written; it appears on the Collier tax bill and in the district’s adopted budget. The Foundation had published no 2027 budget as of November 5, 2026.
This is our arithmetic, computed in python: the $3,798 of published district and Foundation charges divided by the county’s twelve-month median for each product and village. Village assessments are not included, because they are not published.
| Product or village (county, 12 months) | Median price | District plus Foundation, $3,798, as a share |
|---|---|---|
| Arielle condominium | $542,500 | 0.70% |
| Clermont condominium | $644,950 | 0.59% |
| All condominium villages | $697,000 | 0.54% |
| Ventura villa | $869,500 | 0.44% |
| Timarron home | $992,500 | 0.38% |
| All single-family, villa and coach home villages | $1,625,000 | 0.23% |
| The Gables home | $2,226,250 | 0.17% |
| Terrabella home | $2,500,000 | 0.15% |
The same two charges weigh far more on an Arielle condominium than on a Terrabella home, and the condominium buyer also carries a village assessment for building insurance and roofs.
The district maintains the gatehouses and gate staff, a roving patrol, streetlights, roads, common landscaping and the stormwater and lake system. Its remaining bond debt is assessed only on eight Tiburon sub-communities, final maturity May 1, 2031, so a Foundation village home normally carries the operations and maintenance line only. Confirm it on your tax bill.
The Foundation owns the Community Center and Courtside, with eight lighted Har-Tru tennis courts, six pickleball courts and three bocce courts, plus fitness, spa services and a library, and bundles bulk cable and internet. Its 2026 total fell $10 from $2,083 in 2025 as the cable line dropped from $1,214 to $987.
Each of the 26 villages has its own association and assessment, and the amounts are not published. We do not estimate one; we get yours from your association’s manager or estoppel and put it in front of buyers.
Pelican Marsh Golf Club membership is optional and separate; the Foundation’s lease packet says club membership “is not part of membership in the Pelican Marsh Foundation.” The club does not publish its current initiation, dues or transfer terms; a buyer gets them from the club, and we arrange the introduction.
The Foundation’s 2026 estoppel form lists a Resale Capital Assessment of $7,500 per resale, “paid by the buyer and collected at the time of closing,” and the 2026 budget plans for 65 resales. It is not a seller cost, but buyers count it: about 1.08% of the $697,000 condominium median and 0.46% of the $1,625,000 single-family median (our arithmetic).
A Pelican Marsh buyer asks first about money and paper: what the Foundation, the district and the village charge, who pays the $7,500 Resale Capital Assessment, whether golf is required, the flood zone of the address and, for a condominium, the milestone inspection and reserve study status. A seller who has those answers ready shortens the negotiation.
No: buying a Pelican Marsh home does not require joining Pelican Marsh Golf Club, and every owner uses the Foundation’s Community Center and Courtside. A buyer who wants golf gets the current terms from the club.
Your village association approves a lease first; then the Foundation’s packet, with a $150 processing fee, is due 20 days before the lease starts, and the tenant is presumed to take the owner’s amenity rights. Minimum lease terms are set village by village, so we put your village’s rules in the packet.
Florida law bars an insurer from refusing a policy solely because a roof is under 15 years old, and a wind mitigation inspection, typically $75 to $150, documents the features that earn premium discounts. Have both answers ready.
Collier County began widening Vanderbilt Beach Road from four to six lanes the week of July 7, 2026, a $28.4 million project of about two years that changes the Bay Laurel Drive median opening to a directional one. A $42.0 million Airport-Pulling Road widening on the east side is expected to start around 2027.
Flood zones in Pelican Marsh are set parcel by parcel on Collier County’s effective FEMA map, issued February 8, 2024, so the zone your buyer, lender and insurer use is the one for your address, not a community label. Pelican Marsh lies across four map panels, and some of its lots hold FEMA letters of map amendment.
FEMA’s revalidation letter for unincorporated Collier County lists 30 letters of map amendment naming Pelican Marsh that stayed in effect with the February 2024 map, on panels 12021C0193J, 12021C0194J, 12021C0381J and 12021C0382J. A letter of map amendment is a property-specific FEMA determination removing a structure or lot from the mapped Special Flood Hazard Area, which is why you check your own parcel at Collier County’s flood zone lookup or the FEMA Map Service Center. A proposed new county map has been reported; we could not confirm what it changes for any Pelican Marsh parcel, so check the effective and any preliminary map.
A buyer financing with a federally backed mortgage on a parcel in a mapped Special Flood Hazard Area (Zone AE or AH) must carry flood insurance, and its cost enters the offer. Collier County’s Community Rating System Class 5 rating gives eligible policyholders a 25% discount on National Flood Insurance Program premiums. An elevation certificate or letter of map amendment belongs in your listing file.
The National Weather Service’s Hurricane Ian report places the significant 2022 surge flooding in Collier County south and west of Tamiami Trail, and describes inland wind damage as mainly trees, fences and screens. Our guide places Pelican Marsh inland, north and east of that area. Buyers will still ask about your home’s own history.
Since October 1, 2024, section 689.302 of the Florida Statutes has required a seller of residential property to complete and give the buyer a flood disclosure at or before the time the contract is signed, and the current form has applied since October 1, 2025. It tells the buyer that homeowners’ insurance policies do not include coverage for flood damage, and asks whether you know of flooding that damaged the property during your ownership, whether you filed a flood claim with an insurer, including the National Flood Insurance Program, and whether you received assistance for flood damage, including from FEMA.
A Pelican Marsh seller owes the buyer paper before and at closing: a section 720.401 disclosure summary or a section 718.503 condominium package depending on the village, a flood disclosure under section 689.302, the property tax disclosure under section 689.261, and estoppel certificates from the Foundation and from the village association.
The Foundation of Pelican Marsh and the platted villages are homeowners’ associations under chapter 720 of the Florida Statutes; the eight condominium villages are condominiums under chapter 718. Section 720.401(2) says the chapter 720 disclosure summary does not apply to an association regulated under chapter 718, yet a Pelican Marsh condominium also sits under the Foundation, a chapter 720 master. Which documents your sale needs is a question for your closing agent or attorney. This page is information, not legal advice.
For a chapter 720 home, a prospective parcel owner “must be presented a disclosure summary before executing the contract for sale,” and on a resale it comes from the selling owner. Without it, the buyer may void the contract “within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first,” a right that cannot be waived and ends at closing.
A Pelican Marsh condominium buyer is entitled, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the summary of any milestone inspection, the most recent structural integrity reserve study or a statement that none was completed, any required turnover inspection report and the association’s question-and-answer sheet. The buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them; a waiver has no effect, closing may be extended up to 7 days, and the right ends at closing. Contracts signed after December 31, 2024 must disclose in conspicuous type when a required milestone inspection or reserve study has not been completed.
Florida requires a structural integrity reserve study at least every 10 years for each condominium building “three habitable stories or higher in height”; owner-controlled associations existing on or before July 1, 2022 had to complete one by December 31, 2025. Such a building also needs a milestone inspection by December 31 of the year it reaches 30 years from its certificate of occupancy, and every 10 years after. We have not verified the story count of any Pelican Marsh building, so we do not say which are covered. Ask your association in writing for its status before you list.
Florida caps what an association can charge for the estoppel certificate a sale needs: no more than $299 on a current account, plus $119 if it is rushed within 3 business days and up to $179 more if the account is delinquent (Florida DBPR’s adjusted amounts under sections 720.30851 and 718.116, next update due by July 1, 2027). The Foundation of Pelican Marsh charges $100 for its certificate. An association must deliver within 10 business days of a written request, so we order both when the listing goes live.
Every Florida residential contract carries the section 689.261 warning: “BUYER SHOULD NOT RELY ON THE SELLER’S CURRENT PROPERTY TAXES AS THE AMOUNT OF PROPERTY TAXES THAT THE BUYER MAY BE OBLIGATED TO PAY IN THE YEAR SUBSEQUENT TO PURCHASE.” A Pelican Marsh home is reassessed at just value as of January 1 of the year after the sale, so a long-held homestead’s bill can sit well below the buyer’s.
The Foundation’s estoppel form needs no membership application or certificate of approval: the closing agent sends the settlement statement, the warranty deed and a separate check for the Resale Capital Assessment. A condominium association may charge up to $184 per applicant to approve a purchase or lease (Florida DBPR’s adjusted cap under section 718.112); your village’s documents say whether it requires one.
Selling a Pelican Marsh home in Collier County costs deed stamps of $0.70 per $100, a negotiated commission, the Foundation’s $100 estoppel and your village’s estoppel, plus prorations, while the buyer customarily pays the owner’s title policy and the $7,500 Resale Capital Assessment. On illustrative sheets at three prices, the listed seller lines come to about 5.7% of price.
The contract controls, and in Collier County the customary defaults are these. The seller pays the deed’s documentary stamp tax, 70 cents on each $100 of price, and orders and pays the estoppels. The buyer customarily pays the owner’s title policy and chooses the closing agent, customs rather than laws. The buyer pays the Foundation’s $7,500 Resale Capital Assessment at closing and the lender’s costs, including note stamps of 35 cents per $100 of the loan and intangible tax of 2 mills. Commissions are negotiable.
The sheets use a $700,000 condominium, near the $697,000 county condominium median; a $1,000,000 coach home or villa, between the Island Cove and Savanna median of $975,000 and Osprey Pointe’s $1,030,000; and a $2,450,000 single-family home, the Augusta and Watercrest median. They apply the deed stamp rate, the Foundation’s $100 estoppel, the $299 cap for a village estoppel and an illustrative commission of 5.0%, a labelled example for arithmetic, not our rate or a recommendation.
| Line | $700,000 condominium | $1,000,000 coach home or villa | $2,450,000 single-family home |
|---|---|---|---|
| Deed stamps at $0.70 per $100 | $4,900 | $7,000 | $17,150 |
| Illustrative commission at 5.0% | $35,000 | $50,000 | $122,500 |
| Foundation estoppel | $100 | $100 | $100 |
| Village estoppel at the $299 cap | $299 | $299 | $299 |
| Owner’s title policy | Buyer, by Collier custom | Buyer, by Collier custom | Buyer, by Collier custom |
| Resale Capital Assessment, $7,500 | Buyer, at closing | Buyer, at closing | Buyer, at closing |
| Total of the seller lines above | $40,299 | $57,399 | $140,049 |
| Proceeds before payoff, prorations and settlement fees | $659,701 | $942,601 | $2,309,951 |
| Seller lines as a share of price | 5.76% | 5.74% | 5.72% |
Our arithmetic, computed in python from the rates shown. A condominium under a commons association may need a second village-level estoppel at up to $299. Village assessments, golf and any charge your documents assign to the seller are not on these sheets.
Collier County property tax is a calendar-year bill mailed October 31, with a 4% discount in November falling 1% a month until March, delinquent April 1. At a closing before the bill is paid, the seller credits the buyer for the seller’s days, and the district’s assessment rides on that bill. As an illustration only, at a July 1 closing the seller’s 181 days of the $1,725 fiscal 2026 line come to about $855.41 ($1,725 x 181 / 365, our arithmetic). The Foundation bills its annual assessment in the fourth quarter, and association dues prorate under the contract.
Your payoff, settlement fees, repair credits, the tax proration and any charge your documents assign to the seller are not in the table. A delinquent account adds up to $179 per estoppel, a rushed one up to $119.
Pelican Marsh buyers most often compare it with Pelican Bay, the adjacent Tiburon and Grey Oaks, and what they weigh is structure: whether golf is optional or part of the address, which bodies govern and bill, and where the community sits. Our community guide sets out each of these, and the table below follows it.
| Community | Where it sits (our guide) | Golf and club (our guide) | Governance (our guide) |
|---|---|---|---|
| Pelican Marsh | Inland, off Vanderbilt Beach Road in North Naples | Pelican Marsh Golf Club is private, optional and separate from homeownership | The Foundation (every owner), the district on the tax bill, and 26 village associations |
| Pelican Bay | The beachfront community south of Pelican Marsh along the Gulf | Private beach clubs | Separately governed; a different community despite the name |
| Tiburon | Immediately adjacent to Pelican Marsh | The Ritz-Carlton Golf Resort community with 36 holes of Greg Norman-designed golf | Its own association; shares the Pelican Marsh district boundary; a separate MLS development |
| Grey Oaks | Centrally located in Naples | A country-club community with its own membership structure | Its own model, with its own price positioning and amenity mix |
In Pelican Marsh golf is optional, and the Foundation’s Courtside and Community Center come with the address: put both in front of every buyer arriving from a club community. A buyer weighing Pelican Bay is weighing the beach; your answer is your village and its price tier. Our guide places Tiburon generally at a higher price point than most of Pelican Marsh, and we state nothing more about these communities than our guide does.
Tiburon shares the Pelican Marsh Community Development District with the 26 Foundation villages, and the district’s remaining bond debt sits on eight Tiburon sub-communities, not on Pelican Marsh homes. A Tiburon owner weighing the same decision can read our guide to selling a home in Tiburon.
The guide also names Mediterra and The Vineyards among the communities Pelican Marsh buyers cross-shop. For another Naples golf community’s seller view, read our guide to selling a home in Talis Park, and for the city as a whole, our guide to selling a home in Naples. The full community picture for Pelican Marsh, from the course to the schools, is in our Pelican Marsh guide.
Pelican Marsh sales recorded unevenly across the county’s twelve months to October 16, 2026: 89 of the 108 qualified sales recorded from January through June 2026, 10 from October through December 2025 and 9 in July and August 2026, with none recorded in September 2026.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix pull of October 27, 2026, labelled as such.
| Month recorded | Qualified sales |
|---|---|
| October 2025 (from October 17) | 2 |
| November 2025 | 2 |
| December 2025 | 6 |
| January 2026 | 17 |
| February 2026 | 14 |
| March 2026 | 14 |
| April 2026 | 18 |
| May 2026 | 8 |
| June 2026 | 18 |
| July 2026 | 2 |
| August 2026 | 7 |
| September and October 2026 (to October 16) | 0 |
Source: Collier County Property Appraiser sales file. The January to June share is 82.4% of the twelve-month total (our arithmetic).
A deed records after its closing, which follows its contract, so an April recording may come from a February contract. One twelve-month file counts when deeds landed, not when to list, and the latest months can be short because recent closings had not yet recorded. We do not name a best month.
We negotiate a Pelican Marsh sale from the gap the records show: the MLS pull of October 27, 2026 put the median closing at 94.7% of its last list price and the average at 94.2%, and the county’s repeat sales show Pelican Marsh resales landing both above and below their earlier prices in the same villages.
At the 94.7% median, a home listed at $1,000,000 closes at about $947,000 (our arithmetic). The homes active on October 27, 2026 had been listed a median of 26 days, against a 62-day median for the homes that sold. A list price built from your village’s recorded sales leaves less to give back.
The county’s file of parcels with two qualified sales, the later one since October 17, 2021, holds 106 pairs whose later sale recorded from October 2025 on: 99 resold above the earlier price and 7 below (our count). Of the 32 pairs whose first sale recorded in 2022 or later, 10 resold lower. Some examples, street only:
| Village | Street | Earlier sale | Later sale | Change |
|---|---|---|---|---|
| Clermont | Clermont Dr | August 2023, $660,000 | January 2026, $560,000 | -15.2% |
| Bay Laurel Estates and Muirfield | Muirfield Dr | October 2023, $2,340,000 | December 2025, $2,000,000 | -14.5% |
| Osprey Pointe | Whimbrel Watch Ln | April 2023, $1,035,000 | January 2026, $975,000 | -5.8% |
| Ravenna | Ravenna Blvd | August 2023, $729,500 | March 2026, $690,000 | -5.4% |
| Terrabella | Terranova Dr | February 2025, $2,700,000 | December 2025, $2,800,000 | +3.7% |
| Les Chateaux | Les Chateaux Blvd | April 2024, $1,150,000 | April 2026, $1,287,500 | +12.0% |
| Troon Lakes | Troon Lakes Dr | January 2025, $1,100,000 | May 2026, $1,625,000 | +47.7% |
| Clermont | Clermont Dr | October 2023, $700,000 | November 2025, $1,050,000 | +50.0% |
Source: Collier County Property Appraiser sales file. A repeat pair does not say what changed in the home between sales, so read it as a record of two prices, not a measure of the market.
To get a free Pelican Marsh home valuation, enter your details in the valuation form on this page or call Jesse direct at (239) 898-6072. We reply with a range built from your own village’s and floor plan’s recorded sales, the competing Pelican Marsh listings and your net at three prices, with the sales we used listed.
Your range, with the sales we used, their dates and their sizes; the Pelican Marsh listings competing with yours that day; a net sheet at three prices using the Collier County split on this page; and the documents to order before you list: the Foundation and village estoppels, the district figure on your tax bill, the flood zone for your address and, for a condominium, the milestone and reserve study status. If you want, Jesse follows with a free in-person look at the home. Our Pelican Marsh home valuation guide shows the method in full.
Call Jesse direct at (239) 898-6072, or use the valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and the conversation is confidential and carries no obligation. An opinion of value from a licensee is not an appraisal.
Pelican Marsh sellers choosing a listing agent can read what clients across Southwest Florida say about Jesse McGreevy and Marc Comisar in their own words. McGreevy and Comisar is a top-reviewed Pelican Marsh listing agent; the quotes below are exact, each labelled with the site where the client posted it.
★★★★★ “Jesse was accommodating and very informative … we can always depend on him if ever we have questions at any time, even Sundays. He is the best realtor we ever dealt with.” Verified Google review
★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Verified Google review
★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review
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More client reviews are on our Google Business Profile. We never publish an aggregate rating on this page, and we quote reviews exactly as written.
These are the questions Pelican Marsh sellers ask most, answered from the county’s recorded sales to October 16, 2026, the MLS pull of October 27, 2026, the Foundation’s 2026 documents, the district’s fiscal 2026 assessment and Florida law; each answer names its record.
Start with your village and product, which set your comparable sales. We price from your village’s recorded sales and size, order the Foundation and village estoppels, confirm the district line on your tax bill, check your parcel’s flood zone and, for a condominium, request the milestone and reserve study status. Call Jesse direct at (239) 898-6072.
It depends on your village, size, condition and position, not a community median: village medians in the county’s twelve months ran from $542,500 to $2,750,000. Our Pelican Marsh home valuation guide explains the method, and the valuation form on this page starts yours.
Collier County recorded 108 qualified sales from October 17, 2025 to October 16, 2026, 54 condominiums and 54 single-family homes, villas and coach homes. The MLS pull of October 27, 2026 counted 122 closings in its own window. The two are never added.
On the MLS pull of October 27, 2026, the median Pelican Marsh closing took 62 days on market, with a range from 0 to 546 days across the 117 closings with a days count; the 28 listings active that day had a median of 26. Your village and price decide where your home falls.
On the MLS pull of October 27, 2026, the median Pelican Marsh closing sold at 94.7% of its last list price and the average at 94.2%. The county record carries no list prices, so this measure exists only in the MLS.
The MLS pull of October 27, 2026 showed 28 active Pelican Marsh listings, at a median list price of $950,000 and a range from $599,000 to $10,750,000. The count changes daily, so ask us for today’s count in your village.
We report supply rather than a label: on the MLS pull of October 27, 2026, 28 actives against about 10.17 closings a month, about 2.8 months. By village it ranged from no actives in ten villages that had closings, Ravenna, Ventura, Savanna and Timarron among them, to 5 in Clermont.
The county recorded two Estates sales in the twelve months, $10,000,100 and $8,450,000, and four in 60 months at an $8,050,500 median. We price from those sales individually, the competing Estates listings and the home’s own lot and construction, never from beachfront Bay Colony sales in Pelican Bay.
Your village’s, and within it your size. A community median mixes an Arielle condominium with an Estates home; the county’s two product medians alone, $697,000 and $1,625,000, sit more than $900,000 apart.
The buyer. The Foundation’s 2026 estoppel form says the Resale Capital Assessment of $7,500 “is paid by the buyer and collected at the time of closing.” Buyers count it in their offer; a request that you absorb it is a request for a concession.
The Foundation’s 2026 assessment is $2,073 per unit: $929 operating, $987 bulk cable and internet and $157 capital, billed in the fourth quarter. No 2027 budget had been published as of November 5, 2026.
The seller customarily orders and pays for them, usually through the closing agent: the Foundation’s, which costs $100, and your village association’s, capped by Florida at $299 on a current account. A condominium under a commons association may need one more. We order them when the listing goes live.
Florida DBPR’s adjusted caps under sections 720.30851 and 718.116 are $299 on a current account, plus $119 if rushed within 3 business days and up to $179 more if delinquent, next update due by July 1, 2027. The Foundation of Pelican Marsh charges $100.
Yes, with the property tax, because the district’s fiscal 2026 assessment of $1,725 rides on the Collier tax bill. At a July 1 closing the seller’s 181 days come to about $855.41 (our arithmetic, illustration only).
Normally not in the 26 Foundation villages: the district’s remaining bond debt sits on eight Tiburon sub-communities, final maturity May 1, 2031. Confirm it on your own tax bill before you tell a buyer so.
No. Membership is optional and separate; the Foundation’s lease packet says club membership is not part of Foundation membership. The club does not publish current initiation, dues or transfer terms, so a buyer gets them from the club.
It does not travel with the house as a matter of course. The club offers equity and non-equity categories but does not publish its current resignation, refund or transfer terms, so ask its membership office for your terms in writing before you list.
Section 718.503 entitles a condominium buyer, at the seller’s expense, to the summary of any milestone inspection and the most recent structural integrity reserve study or a statement that none was completed, with the declaration, articles, bylaws, rules, budget and financial statement. Your association supplies them.
It goes in front of the buyer. The estoppel certificate reports what is owed and due, and the buyer’s documents include the budget and reserve study. The contract sets who pays a pending assessment, so we raise it at the offer, not at closing.
For a home in a chapter 720 village, yes, before the contract is signed; without it, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first. A Pelican Marsh condominium sits under chapter 718 and the Foundation, so ask your closing agent or attorney which documents apply. This is information, not legal advice.
Seven days, excluding Saturdays, Sundays and legal holidays, after the buyer signs and receives the declaration and the other section 718.503 documents. The right cannot be waived and ends at closing, so a complete package on day one starts the clock.
The section 689.302 flood disclosure, at or before signing. Required since October 1, 2024, its current form since October 1, 2025 asks about flood damage during your ownership, flood insurance claims including the National Flood Insurance Program, and assistance received, including from FEMA.
Check your own address. Pelican Marsh lies across four FEMA map panels on the map issued February 8, 2024, and FEMA’s revalidation letter lists 30 letters of map amendment naming Pelican Marsh. Look up your parcel at Collier County’s flood zone lookup or the FEMA Map Service Center.
Deed stamps at $0.70 per $100, a negotiated commission, the Foundation’s $100 estoppel, your village’s estoppel at up to $299, and prorations. On our illustrative sheets with a labelled 5.0% commission, the seller lines come to about 5.7% of price before payoff (our arithmetic).
Seventy cents on each $100 of price, customarily paid by the seller: $4,900 on a $700,000 sale, $7,000 on $1,000,000 and $17,150 on $2,450,000 (our arithmetic).
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent. That is a custom, not a law, and the contract controls.
Commission is negotiable and not set by law. Our net sheets use 5.0% only as a labelled example for the arithmetic, not our rate and not a recommendation; we agree it with you before the listing goes live.
They may. Since August 17, 2024, offers of compensation to a buyer’s agent cannot appear on the MLS, but a seller can still pay a buyer’s agent off the MLS or offer buyer concessions on the MLS.
No. The Foundation’s estoppel form says membership passes on transfer with no membership application or certificate of approval; the closing agent sends the settlement statement, the deed and the Resale Capital Assessment check. Your village may have its own approval.
Yes, but the lease comes with the sale. A Pelican Marsh lease needs your village’s approval and the Foundation’s, with its $150 fee, and the tenant is presumed to hold the amenity rights. The contract sets how the lease, deposit and possession are handled.
It can. Minimum lease terms and leases per year are set village by village, so a buyer who plans to lease reads your village’s documents first. We put the current rules in the listing file.
Disclose it and document it. An insurer cannot refuse a policy solely because a roof is under 15 years old; an older roof stays insurable with an inspection showing five years of remaining life. A wind mitigation inspection, typically $75 to $150, documents discount features.
Only after comparing your village’s recorded sales. Nine Ravenna sales at 1,619 square feet ran from $575,000 to $790,000, but the county file does not say how much of a spread is renovation, so we do not promise a renovation returns its cost.
We do not name one. In the county’s twelve months to October 16, 2026, 89 of the 108 qualified sales recorded from January through June 2026, but a deed records after its contract and closing, and one year of months is not a rule.
Yes, if you prefer privacy; we can market discreetly to our buyer network, at the cost of reaching fewer buyers than the MLS. The estoppels, the $7,500 Resale Capital Assessment and the disclosures still apply.
Often. Portability under section 193.155 moves the lesser of $500,000 or the difference between the just value and assessed value of the prior homestead to a new Florida homestead. A 2026 amendment first applies to the 2027 roll, so confirm your figure with the county.
No. St Croix at Pelican Marsh is a separate 360-unit condominium, not one of the Foundation’s 26 villages, and its sales are not in our tables; nor are Aston Gardens’ or Tiburon’s Norman Estates’.
No. Pelican Bay is the beachfront community south of Pelican Marsh along the Gulf; Pelican Marsh is inland, off Vanderbilt Beach Road. The Estates at Bay Colony Golf Club inside Pelican Marsh is not beachfront Bay Colony in Pelican Bay.
Ask each agent to price your home from your village’s recorded sales and floor plan, explain the Foundation and village estoppels and the $7,500 Resale Capital Assessment, and show your village’s competing listings. Then Call Jesse direct at (239) 898-6072.
Yes. Jesse leads the sale and Marc the purchase, timed so you do not carry two homes longer than needed. Read our guide to buying a home in Pelican Marsh and Call Marc at (239) 287-5873.
Pelican Marsh sellers work directly with Jesse McGreevy and Marc Comisar, the #5 real estate team in Florida (RealTrends 2026), who read the county’s recorded sales, the MLS report, the Foundation’s budget and estoppel form and the district’s assessment before pricing a Pelican Marsh home. Jesse leads listings and seller strategy; Marc leads buyer representation and negotiation.
McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. We tracked every qualified Pelican Marsh sale in the county’s twelve-month file before writing this page.
If you are thinking, “I need someone to sell my house in Pelican Marsh, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling an Arielle, Clermont or Egret’s Walk condominium, a coach home in Ravenna, Les Chateaux or Osprey Pointe, a villa in Ventura or Savanna, or a home in Timarron, Troon Lakes, Terrabella, The Gables or The Estates at Bay Colony Golf Club, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Jesse McGreevy lists homes across Naples, Bonita Springs and Estero, and builds a Pelican Marsh price from your village’s recorded sales and size. Call Jesse direct at (239) 898-6072.
Marc Comisar represents buyers and sellers across Southwest Florida and handles the negotiation when you sell and buy at the same time. Call Marc at (239) 287-5873.
Pelican Marsh is a guard-gated community of 26 villages and 1,907 homes off Vanderbilt Beach Road in North Naples, developed beginning in 1993 by Westinghouse Communities, later WCI Communities, around a Robert von Hagge golf course that opened in 1994. For the club, Courtside, the Community Center, the schools and the drive times, read our Pelican Marsh community guide. Read more about McGreevy and Comisar.
Every Pelican Marsh figure on this page traces to a primary source below: the Collier County record, the Southwest Florida MLS, the Foundation’s and the district’s documents, state and federal agencies and the statutes behind a seller’s duties. We cite no brokerage site or listing portal.
These official documents bear most directly on selling a Pelican Marsh home: the Foundation’s estoppel form, budget and lease packet, the district’s audit, the state’s estoppel fee schedule, FEMA’s map letter and the statutes that set a seller’s duties. Each link opens the issuing authority’s own copy.
| Document | Issued by | What it tells a Pelican Marsh seller | Link |
|---|---|---|---|
| 2026 estoppel certificate form | Foundation of Pelican Marsh | The $2,073 assessment, the $100 fee and the $7,500 Resale Capital Assessment the buyer pays | Open the estoppel form |
| 2026 approved budget | Foundation of Pelican Marsh | The assessment by part and the resale fee allocation | Open the 2026 budget |
| 2026 lease application packet | Foundation of Pelican Marsh | The $150 lease fee, the approvals and the golf club note | Open the lease packet |
| Fiscal 2025 audited financial statements | Pelican Marsh Community Development District | The district’s finances and remaining bond debt | Open the audit |
| Estoppel certificate fee schedule | Florida DBPR | The $299, $119 and $179 amounts | Open the fee schedule |
| Revalidation letter, February 2024 map | FEMA | The Pelican Marsh letters of map amendment still in effect | Open the FEMA letter |
| Section 718.503, condominium resale disclosure | Florida Legislature | The documents and the 7-day cancellation clause | Read section 718.503 |
| Section 720.401, disclosure summary | Florida Legislature | The pre-contract summary for chapter 720 sales | Read section 720.401 |
| Section 689.261, property tax disclosure | Florida Legislature | The tax warning in every residential contract | Read section 689.261 |
| Section 689.302, flood disclosure | Florida Legislature | What a seller states about flooding | Read section 689.302 |
Pelican Marsh sellers can reach McGreevy and Comisar directly: Jesse for a listing and a valuation, Marc for a purchase. We are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, and every conversation about a Pelican Marsh home is confidential and carries no obligation.
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
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Selling a Pelican Marsh home? Get a free valuation through our Pelican Marsh home valuation guide or the valuation form, or Call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, read our guide to buying a home in Pelican Marsh, or see how we represent buyers. The full community picture is in our Pelican Marsh community guide.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar.
Market data from Southwest Florida MLS, pulled October 27, 2026. Collier County recorded sales through October 16, 2026. McGreevy and Comisar, sell your Pelican Marsh home with Top 1% Real Estate Agents Nationally Since 2008. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.