Bay Colony FAQ: Naples buyer questions, answered

Bay Colony covers about 200 acres on the Gulf of Mexico in North Naples (ZIP 34108), inside Pelican Bay. It sits right next to The Ritz-Carlton, Naples.

No. Bay Colony is a separate gated enclave within Pelican Bay, with its own master association, the Bay Colony Community Association. Owners belong to both associations and can use Pelican Bay’s amenities as well as Bay Colony’s own. How Bay Colony fits inside Pelican Bay.

Yes. A staffed gatehouse controls who comes in, so guests, vendors and showings are all cleared at the gate.

Eleven condominium buildings — six towers on the beach, four towers on the bay side and the mid-rise Mansion La Palma — plus four neighborhoods of villas and estate homes:

The Estates at Bay Colony Golf Club is a related enclave of estate homes in Pelican Marsh, inland and outside Bay Colony’s gate (see the golf club question below). Browse every building.

No, and buyers mix these up all the time. Bay Colony Golf Club is a separate private club at 9740 Bent Grass Bend, with its own enclave of about 75 estate homes (The Estates at Bay Colony Golf Club), and it is not on the Gulf. If you search for “Bay Colony” you’ll also get results for communities in Fort Lauderdale, Bermuda and Massachusetts.

There isn’t much for sale, and few places in Naples put gated Gulf-front living together with a private beach club. On top of that, the associations keep the grounds and buildings in excellent condition, which helps hold values up. Over the 24 months through October 1, 2026, Bay Colony condominiums closed at a median of $1,450/SF. Compare every building.

Beachfront towers have direct Gulf views and the shortest walk to the sand, and they usually sell for more. Bay-side towers look out over the preserve and Clam Bay and are usually a better value. In both, the floor you’re on and which way the unit faces matter as much as the building.

The data agrees. Over the 24 months through October 1, 2026, beachfront towers with at least five sales had median prices of $1,331/SF to $1,693/SF, against $1,077/SF to $1,282/SF for bay-side towers. Compare the buildings.

It depends on how you live. The towers give you lock-and-leave convenience and staff on site, but they come with stricter building rules. The villa and estate neighborhoods give you more privacy, outdoor space and freedom with pets, and you take on more of the maintenance yourself.

Yes, and plenty of owners do, because many Bay Colony units still have their original interiors. Every building has its own renovation rules, including when work is allowed and what contractors must do, so check them before you budget.

In the 12 months through October 1, 2026, 34 condominiums closed across Bay Colony’s 11 buildings (67 over 24 months). On that date 11 were listed for sale and 1 was pending, about 3.9 months of supply. It’s a thin market: in a single building, one or two listings can change the picture. See the market report.

Over the 24 months through October 1, 2026, typical Bay Colony condominiums closed at a median of $1,450/SF, and the average sale price was $5.06M. The spread between buildings is wide: among buildings with at least five sales, medians ran from $1,077/SF to $1,693/SF. Compare price per square foot by building.

Among buildings with at least five closed sales in the 24 months through October 1, 2026, The Biltmore leads at a median of $1,693/SF. Two buildings show a higher median on too few sales to rank: Remington ($2,021/SF, 3 sales), Brighton ($1,775/SF, 4 sales). Read those as reference points. The exact residence matters more than the building average: floor, stack, view and condition drive the spread. Full building comparison.

The median Bay Colony condominium that closed in the 24 months through October 1, 2026 took 134 cumulative days to sell. Cumulative days carry across withdrawals and relistings, so they show how long a residence was really on the market. Price, condition and building all move it. Seller guide.

Live inventory changes daily. Search current Bay Colony availability, or ask me for a building-specific list with recent closings for context.

From permitted MLS data and public records, checked building by building. Every figure carries its own “as of” date, and none of it is an appraisal. How the numbers are calculated.

You get two sets of amenities:

Partly. The dry sand belongs to the community and is for residents. Under Florida law, though, the wet sand below the mean high-water line is public, so you’ll sometimes see boaters pull up and set chairs at the waterline.

From the beachfront towers and The Strand, the beach is right outside your door. From the bay-side towers and villas, it’s a short walk or cart ride inside the gates to the Beach Club.

No. Membership used to be limited to Bay Colony owners, but the club has dropped that requirement. Membership is also separate from buying a home: owning property doesn’t give you a membership automatically, and you apply to the club on your own.

No. The golf club is optional and has its own initiation fee and annual dues, separate from your association fees.

It’s a private, members-only club with an 18-hole championship course and a deliberately small membership. Ask the club directly about current openings, initiation and dues.

You pay into more associations than in almost any other Naples community:

1. Pelican Bay Foundation
2. Bay Colony Community Association (the master association)
3. Bay Colony Beach Club
4. Your own building or neighborhood association
5. The golf club, but only if you join

Those fees pay for the gate, the private Beach Club and Tennis Club, Pelican Bay’s beach clubs and tram, and the upkeep of the grounds and buildings.

It mostly comes down to density. A building with fewer, larger units spreads its staff, insurance and reserve costs over fewer owners, so each owner’s share is higher. Before you compare two units, ask for the current budget and an estoppel letter for each.

Your own unit’s interior, your HO-6 or homeowner’s policy, any flood coverage, property taxes and golf dues are all separate.

Ask for these five things:

• The current budget and how well the reserves are funded
• Any special assessments now in place or planned
• The latest milestone inspection and Structural Integrity Reserve Study (SIRS), both required under Florida’s post-Surfside condo law
• The master insurance policy and its deductible
• Any fees due at closing, such as capital contributions or transfer fees

More in the Bay Colony buyer guide.

Rental rules are set building by building, and in general they’re strict. Bay Colony isn’t set up for weekly vacation rentals. If rental income matters to you, check the lease minimums and how many leases are allowed per year before you choose a building.

The villa and single-family neighborhoods are usually more relaxed about pets than the condo towers. Each tower has its own limits on how many pets you can have, their size and the breed, so check before you make an offer.

Bay Colony is a private, gated community, so every showing has to be arranged and cleared at the gate ahead of time. Contact me to set up a private tour.

Ian’s surge (2022) got over the dune berms and flooded the parking garages in several beachfront towers, and a few lobbies took on water. The upper floors where people live held up well. Some villas and the ground floors of beachfront homes on The Strand flooded, while the Beach Club had only minor exterior damage.

The damage from Milton (2024) was much lighter. After Ian, the associations put new storm-prep policies in place, and some towers added flood barriers at their garage entrances.

Ask these four questions:

• Where are the parking garage and the mechanical equipment, and is there a flood barrier?
• How much generator capacity does the building have, and what does it keep running?
• What has the building repaired or improved since Ian, and how was it paid for?
• What do the latest milestone inspection and SIRS show?

Quiet and private. Many owners are here for the season, so the community is busiest in winter and spring, and the Beach Club, the beach and the tennis courts are the center of daily life. I don’t describe who lives in a community, but I’m glad to walk you through the amenities, rules and costs of any building.

You can walk to the beach, the Beach Club and the tennis courts. For shopping and dining you’ll drive, though it’s only a few minutes to Waterside Shops, Mercato (with Whole Foods) and the Village Shops on Venetian Bay.

Port Royal is all single-family homes on the water, with its own beach club, close to downtown. Park Shore is mostly condo towers. Bay Colony is the only one of the three that is fully gated, and it gives you a mix of towers, villas and estate homes along with a private beach club.