Six towers on the sand, built across seven years, and no two alike.
Bay Colony's beachfront high-rises sit directly on the Gulf inside a gated enclave within Pelican Bay, sharing a private Beach Club, a Tennis Club and the Pelican Bay amenity system. Above the lowest floors the view is open Gulf. What separates them is scale: the earliest tower opened in 1991 with two-bedroom plans near 2,100 square feet, and the last one completed in 1998 has full-floor penthouses approaching 8,850.
Bay Colony Beachfront Condos at a Glance
| Where | Bay Colony Drive, Naples, FL 34108 — a gated enclave on the Gulf within Pelican Bay, North Naples |
| Towers | Six directly on the beach: Contessa, Carlysle, Brighton, Remington, Biltmore and Windsor, completed 1991–1998 |
| Homes | Roughly 407 in total — four towers hold 75 across 22 floors, Contessa 76 across 21, and Windsor only 31 |
| Living Area | About 2,125 to 3,450 square feet in standard plans; penthouses from roughly 5,650 to 8,850 |
| Views | Direct Gulf above the lowest floors; preserve and bay to the east |
| Club | Bay Colony Beach Club and Tennis Club membership conveys with the residence; Pelican Bay Foundation amenities included; Bay Colony Golf Club is separate and optional |
| Parking | Two assigned under-building spaces per residence as standard; air-conditioned storage in most towers |
| Leasing | 90-day minimum where leasing is allowed; from once a year to three times depending on the building, and not at all at Windsor |
Bay Colony Beachfront Condos - Active Listings
Request a Curated Selection of Bay Colony Beachfront Residences
Tower, stack, floor and renovation status move value here far more than square footage alone, and two residences with the same plan can differ by seven figures. Tell us how you intend to use the home and we will hand-select the ones worth seeing, with the association's reserves, assessment history and leasing terms set out on each. Call (239) 438-1102.
The Six Towers Compared
| Tower | Highlights |
|---|---|
| Contessa Built 1991 · 76 residences, 21 floors · 2,125 to 3,027 sq ft |
The first of the six beachfront towers, and the most flexible leasing — up to three leases a year |
| Carlysle Built 1992 · 75 residences, 22 floors · 2,604 to 3,274 sq ft |
Impact glass replaced building-wide; five terrace residences and optional air-conditioned poolside cabanas |
| Brighton Built 1994 · 75 residences, 22 floors · 2,760 to 3,450 sq ft |
Southwest Gulf exposure throughout; penthouses over 6,000 sq ft, the top level with private rooftop terraces |
| Remington Built 1996 · 75 residences, 22 floors · 2,870 to 3,410 sq ft |
A private walkway to the Ritz-Carlton, with hotel concierge and room service available to residents |
| Biltmore Built 1997 · 75 residences, 22 floors · 2,860 to 3,230 sq ft |
Center-core elevators give every home eastern views as well as Gulf; penthouses over 7,000 sq ft |
| Windsor Built 1998 · 31 residences, 21 floors · 6,085 sq ft and up |
The last beachfront tower built and by far the largest residences — two per floor, seven full-floor penthouses to 8,850 sq ft |
On the beach, the six towers stand in this order from north to south: Remington beside the Ritz-Carlton, then the private Bay Colony Beach Club, then Windsor, Biltmore, Brighton, Carlysle and Contessa, with the twelve Strand estate homes at the southern end. Position matters to buyers who value the Beach Club and the Ritz-Carlton next door, or the southern end of the sand nearer the Strand.
The six Bay Colony beachfront high-rises and the Strand estate homes, north to south. Map by Alpizar & Company.
A drone tour of the Bay Colony beachfront from north to south: the Ritz-Carlton and Remington, the Beach Club and Windsor, Biltmore, Brighton and Carlysle, Contessa, and the Strand estate homes at the southern end.
The Beachfront from Above
What the Six Towers Sell For
Forty-three residences in the six beachfront towers closed between September 1, 2024 and September 24, 2026, for a combined $257.5 million, at a median of $5.5 million and about $1,608 per square foot. The spread between towers is wide, and it follows age, plan size and position on the beach. Offerings are as of September 24, 2026.
| Tower | Median | For Sale |
|---|---|---|
| Contessa Fees about $24.60/sq ft a year |
$2.9M 11 sales · about $1,353 per sq ft |
$4.5M 1 offered |
| Carlysle Fees about $19.60/sq ft a year |
$5.26M 7 sales · about $1,728 per sq ft |
1 pending |
| Brighton Fees about $16.60/sq ft a year |
$6.29M 4 sales · about $1,691 per sq ft |
None |
| Remington Fees about $15.10/sq ft a year |
$6.0M 3 sales · about $2,021 per sq ft |
$4.9M and $7.49M 2 offered |
| Biltmore Fees about $17.50/sq ft a year |
$5.55M 13 sales · about $1,699 per sq ft |
$5.75M to $6.19M 3 offered |
| Windsor Fees about $18.60/sq ft a year |
$10.0M 5 sales · about $1,643 per sq ft |
$10.25M 1 offered |
Remington, beside the Ritz-Carlton, sold at the highest price per foot, and Windsor, with residences from 6,085 square feet, at the highest prices, including $15.5 million in April 2025. Contessa, the first tower on the beach and the one with the smallest plans, sold at the lowest price per foot, which makes it the most accessible way onto the beach in Bay Colony. Within any one tower, floor, stack and renovation move the number as much as the building does: at Biltmore, residences of 3,200 to 3,325 square feet sold for anything from $3.85 million on the second floor to $7.775 million on the nineteenth.
Prices have softened. The 23 residences that sold in the twelve months to September 24, 2026 had a median of $5.0 million and about $1,534 per square foot, against $6.0 million and $1,714 in the twelve months before, and closed at about 83% of their original asking price rather than 92%, after a median of 103 days on market rather than 61. Supply is thin all the same: seven residences were offered on September 24, with one more pending, against 23 sales a year, and six more came off the market unsold over the summer. A beachfront residence priced to its own tower’s recent sales still sells; one priced to the asking prices around it tends to sit.
Fees deserve as much attention as price. The total annual recurring fees reported in recent listings run from about $15 per square foot a year at Remington to nearly $25 at Contessa, or roughly $46,000 against $63,000 a year for a typical residence, and about $115,000 at Windsor. Confirm current dues, reserves and any special assessment for the specific building before an offer. For the whole of Bay Colony, including the Gulf-view buildings and estate homes, see our Bay Colony guide.
How to Choose Between Them
Start with size. If you want a beachfront residence above 4,000 square feet, Windsor is effectively the only standard option, with two residences per floor and seven full-floor penthouses; everywhere else that footprint means buying a penthouse or combining units. If a three-bedroom of roughly 3,000 to 3,400 square feet suits you, five of the six towers offer one and the decision moves to building character.
Then look at the stack rather than the tower. Gulf views are a given above the lowest floors, so what actually varies is the second exposure: Biltmore's center-core elevator design gives each home an eastern outlook over the preserve, Contessa's 01 and 02 stacks add an open southern view down the beach toward Naples, and Brighton faces southwest throughout. Sunset matters more to some owners than square footage, and it is worth standing on the terrace before deciding.
Finally, read the leasing rules before you assume anything about income. Where leasing is allowed the minimum is 90 days, but frequency is not uniform: Contessa permits up to three leases a year, Carlysle allows one, and Windsor does not permit leasing at all. For an owner who splits the year, that single line in the documents can decide the building.
What the Club Membership Includes
Every beachfront residence conveys with membership in the Bay Colony Beach Club and the Bay Colony Tennis Club, and with Pelican Bay Foundation amenities beyond that; no tower in the rest of Pelican Bay conveys the Bay Colony clubs. The Beach Club is private to Bay Colony owners, attended, and sits directly on the sand with dining. The Bay Colony Golf Club is a separate membership and is not included with a residence. If you would rather be off the beach with the same club privileges at a lower entry point, see Bay Colony Gulf view condos.
Before You Buy
Florida’s condominium safety law requires buildings of three stories or more to complete a milestone structural inspection at 30 years (25 where the local building official requires it) and every 10 years after, and a structural integrity reserve study every 10 years, the first of which was due by December 31, 2025. Contessa (1991), Carlysle (1992), Brighton (1994) and Remington (1996) have reached the 30-year mark, and Biltmore and Windsor reach it in 2027 and 2028. Ask for the latest milestone inspection report or engineering review, the structural integrity reserve study, the budget and any planned special assessments with any contract, and confirm what conveys, since parking, storage and cabana rights differ between towers. Resale buyers have seven days after receiving the condominium documents to cancel.
Where Else to Look
Within the gates, Bay Colony's estate homes and villas offer ground-level living with the same memberships, and the Bay Colony overview covers the enclave as a whole. Outside it, Pelican Bay's twenty Gulf-view towers sit on the same preserve at materially lower prices, and for beachfront elsewhere in Naples see Park Shore and Vanderbilt Beach.
Bay Colony Communities
Beachfront High-Rises | View All
Gulf-View Condos | View All
Estate Homes & Villas | View All
More About Bay Colony
Bay Colony Beachfront Condos: Questions Buyers Ask
How many beachfront towers are there in Bay Colony?
Six, all on Bay Colony Drive directly on the Gulf: Contessa, Carlysle, Brighton, Remington, Biltmore and Windsor, completed between 1991 and 1998. Together they hold roughly 407 residences.
How much do Bay Colony beachfront condos cost?
Between September 2024 and September 2026, 43 residences in the six beachfront towers sold for $1.93 million to $15.5 million, at a median of $5.5 million and about $1,608 per square foot. Windsor’s residences of 6,085 square feet and more sold for $9.0 million to $15.5 million, and most three-bedroom residences in the other five towers sold between about $3.9 million and $7.8 million, depending on the tower, floor and renovation.
What are the association fees in the Bay Colony beachfront towers?
The total annual recurring fees reported in recent listings run from about $46,000 a year at Remington to about $63,000 at Contessa for a typical residence, and about $115,000 at Windsor, or roughly $15 to $25 per square foot a year. Fees cover the building, its reserves and insurance, and the Bay Colony and Pelican Bay memberships. Confirm current dues and any special assessment with the association.
Which Bay Colony tower has the largest residences?
Windsor, by a wide margin. Its standard residences start at about 6,085 square feet with two per floor, and its seven full-floor penthouses run from 8,375 to 8,850 square feet with terraces up to 2,350. It was also the last beachfront tower built, completed in 1998.
Does a Bay Colony residence include Beach Club membership?
Yes. Membership in the Bay Colony Beach Club and Tennis Club conveys with the residence, along with Pelican Bay Foundation amenities. The Bay Colony Golf Club is a separate, optional membership and does not come with the home.
Can you rent out a Bay Colony beachfront condo?
Within limits. Where leasing is allowed the minimum is 90 days, and how often you may lease varies by building — Contessa permits up to three leases per year, Carlysle, Brighton, Biltmore and Remington one, and Windsor does not permit leasing. Confirm the current policy in the specific association's documents before relying on any income assumption.
Are pets allowed in the beachfront towers?
Generally yes, with size limits. Most towers permit one dog up to about 15 inches at the shoulder or two cats; Windsor and Brighton allow up to two pets, in Windsor's case with board approval. Rules change, so confirm with the association before purchasing.
What should I check before buying here?
Reserves and assessment history first, then the milestone inspection and any planned capital projects, then the leasing and pet rules for that specific building, then what conveys — parking spaces, storage and cabana rights differ between towers. Resale buyers have seven days after receiving the condominium documents to cancel. We go through all of it before an offer.
Closed sales reported through the Naples Area Board of REALTORS® MLS, September 2024 to September 2026, covering the six Bay Colony beachfront towers, closed September 1, 2024 through September 24, 2026, and residences offered or taken off the market as of September 24, 2026; fees are the total annual recurring fees reported in listings and may include assessments. Building details, club terms, pet and leasing policies are provided for general guidance and are subject to change; verify with the association before purchase. Listing data is provided by the Naples Area Board of REALTORS® and is deemed reliable but not guaranteed.
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