Sales are up 24% on the year, villas are the tightest market in Pelican Bay, and home sellers are asking over a quarter more than buyers pay.
We pull the Pelican Bay numbers every month and publish them here in full: inventory, months of supply, price per square foot and what actually closed, split the way Pelican Bay buyers shop, between the Gulf-view towers, the garden condominiums, the villas and the single-family homes. Bay Colony, the gated enclave at the north end, has its own Bay Colony market report.
September 2026 — Inventory
| Segment | Listed | Supply |
|---|---|---|
| Gulf-view towers | 44 active 6 pending |
5.5 months |
| Garden condos | 36 active 6 pending |
3.3 months |
| Villas | 12 active 0 pending |
2.6 months |
| Single-family homes | 8 active 1 pending |
4.2 months |
| All Pelican Bay Excludes Bay Colony |
100 active 13 pending |
3.9 months |
Months of supply compares the residences offered today with the pace of sales over the last twelve months. Across Pelican Bay there are about four months of supply, but the segments sit far apart: the villas, with 12 residences offered against 56 sales, carry about two and a half months, while the Gulf-view towers carry five and a half. Bay Colony, reported separately, holds 13 listings and three and a half months.
Twelve-Month Performance
| Segment | Sales | Per Sq Ft |
|---|---|---|
| Gulf-view towers | 96 · $1.85M Prior year: 83 · $1.67M |
$804 · 91% Prior year: $826 · 88% |
| Garden condos | 129 · $875K Prior year: 91 · $1.02M |
$516 · 92% Prior year: $568 · 92% |
| Villas | 56 · $2M Prior year: 47 · $1.59M |
$871 · 93% Prior year: $769 · 84% |
| Single-family homes | 23 · $2.68M Prior year: 25 · $4.17M |
$960 · 82% Prior year: $1,066 · 92% |
| All Pelican Bay Excludes Bay Colony |
304 · $1.34M Prior year: 246 · $1.31M |
$665 · 91% Prior year: $700 · 90% |
Sales rose to 304 from 246 the year before, and every segment but the single-family homes sold more. The percentage above is the closing price against the original asking price. Median days on market were 82 in the Gulf-view towers (85 the year before), 52 for garden condominiums (40), 46 for villas (92) and 83 for single-family homes (42). The home figures move with the mix: eleven of the 23 home sales were in Oakmont, at a median of $2.35 million, against four the year before, when Pelican Bay Woods and Pinecrest led with six each, and the homes that sold were smaller, at a median of about 2,900 square feet against 3,600, so read them alongside our single-family homes page.
Inventory as of October 1, 2026. Sales, medians, price per square foot, days on market and percentage of asking price reflect the 304 sales closed between October 1, 2025 and September 30, 2026, against the 246 closed in the twelve months before. Bay Colony is excluded. Source: Naples Area Board of REALTORS® MLS.
What September Closed
Twenty-seven sales, against 15 in September 2025, and more than half of them, 15, in the garden condominiums. Three stood out:
| Pelican Bay Woods | 702 Tamarind Court — $8,750,000, 5,081 sq ft, $1,722 per sq ft; recorded at its full asking price with no marketing period shown, the highest price in Pelican Bay outside Bay Colony this month |
| Georgetown | 6601 George Washington Way — $8,600,000, 5,286 sq ft, $1,627 per sq ft, 144 days on market, 86% of its original $9,995,000 asking price |
| Marbella | 7425 Pelican Bay Boulevard #506 — $3,750,000, 2,555 sq ft, $1,468 per sq ft, 11 days on market, 94% of its original asking price and well above Marbella’s twelve-month median of $1,196 per sq ft |
At the other end, a residence at The Heron closed at 80% of its original asking price after 274 days, and a Barrington Club condominium after 401. Against September’s 27 closings, 14 listings left the market unsold — expired, terminated or withdrawn — six in the Gulf-view towers and eight in the garden condominiums, while 12 new contracts were signed, half of them in the towers.
The Gap Between Asking and Achieved
Median asking price per square foot for the residences offered on October 1, 2026, against the median buyers paid over the last twelve months:
| Segment | Asking | Paid |
|---|---|---|
| Gulf-view towers | $813 1% above paid |
$804 |
| Garden condos | $567 10% above paid |
$516 |
| Villas | $542 38% below paid |
$871 |
| Single-family homes | $1,220 27% above paid |
$960 |
| All Pelican Bay Excludes Bay Colony |
$680 2% above paid |
$665 |
The towers are priced where the market is: tower listings ask 1% more per foot than buyers have paid, and towers closed at 91% of their original price. Garden condominium listings ask 10% more, a wider gap than a month ago. The villa figure says more about the mix than the market: seven of the twelve villas offered are at Interlachen, the most modest of the villa enclaves, while the year’s sales ran through Tierra Mar, Bridge Way, Lugano and the larger villas, which is why the median ask sits below what buyers paid. Villas remain the tightest segment, with a 13% rise in price per foot. The single-family homes are the exception: the median ask sits more than a quarter above what buyers paid, and homes closed at 82% of their original price. Demand is there; in the homes, the gap is in the ask.
The Most Active Buildings
The six Pelican Bay communities with the most closings over the last twelve months:
| Community | Sales | Median |
|---|---|---|
| Crescent | 18 sales Garden condos |
$1.32M $583 a sq ft |
| Breakwater | 17 sales Garden condos |
$1.19M $601 a sq ft |
| St Raphael | 11 sales Gulf-view tower |
$2.35M $1,000 a sq ft |
| Marbella | 11 sales Gulf-view tower |
$2.8M $1,196 a sq ft |
| Oakmont | 11 sales Single-family homes |
$2.35M $870 a sq ft |
| Laurel Oaks | 11 sales Garden condos |
$645K $491 a sq ft |
When Pelican Bay Actually Trades
Closings by month over the last year: 16 in October, 18 in November, 30 in December, 28 in January, 43 in February, 29 in March, 49 in April, 29 in May, 33 in June, 28 in July, 17 in August and 28 in September. Two-thirds of the year’s closings, 226 of 348 including Bay Colony, fell between November and May, and because a closing follows its contract by thirty to sixty days, those reflect contracts signed from October through April. A residence on the market by early fall is in front of the whole season; one launched in spring competes for its last weeks.
What We Mean by Towers, Garden Condos, Villas and Homes
These groupings are ours, not MLS fields, so here is exactly how the residences are counted. Gulf-view towers: the 20 high-rises along Pelican Bay Boulevard, Heron Point Drive and Turtle Bay Drive, from Dorchester to Mystique and Epique, compared on our Gulf-view condos page. Garden condos: the low- and mid-rise condominium communities, such as Breakwater, Crescent, Pebble Creek and Laurel Oaks, on our condominiums page. Villas: the attached and detached villa enclaves, such as Isle Verde, Grand Bay, Cocobay and Tierra Mar, on our villas page. Single-family homes: the detached-home neighborhoods, including Pelican Bay Woods, Oakmont, Georgetown and Pointe Verde, on our single-family homes page. Bay Colony is reported on its own.
What This Means If You Are Selling
Price against what closed in your building or neighborhood, not against the listings around you. In the towers and garden condominiums the market is close to the ask, so a residence priced at the recent closings sells; in the single-family homes the median ask runs more than a quarter above what buyers have paid, and those homes have closed at 82% of their first price. Be on the market before the season opens, since two-thirds of the year’s closings come between November and May. We prepare a confidential valuation from the sales that genuinely compare to your residence, and we will tell you if the number you have in mind is not in the data.
Pelican Bay - Sold Listings
Browse Pelican Bay by Home Type
More About Pelican Bay
Pelican Bay Towers & Bay Colony
Pelican Bay Gulf-View Towers | Compare All
Bay Colony Beachfront Towers | View All
Bay Colony Gulf-View Condos | View All
Bay Colony Estate Homes & Villas | View All
Pelican Bay Market Questions
Is Pelican Bay a buyer’s or a seller’s market?
It depends on what you are buying. Across Pelican Bay there are about four months of supply, which is balanced to slightly favorable for sellers, and the median sale over the twelve months to September 30, 2026 closed at 91% of its original asking price. Villas are the tightest segment, at about two and a half months of supply, while the Gulf-view towers carry five and a half months and single-family homes closed at 82% of their original price, giving buyers the most room there.
What is the median price in Pelican Bay?
Across the 304 sales outside Bay Colony closed between October 1, 2025 and September 30, 2026, the median was $1,337,500 at $665 per square foot. By segment: Gulf-view towers $1.85 million, garden condominiums $875,000, villas $2 million and single-family homes $2.68 million. Bay Colony has its own market report.
Are Pelican Bay prices falling?
Not across the board. Villas rose from $769 to $871 per square foot over the year, about 13%. The Gulf-view towers eased from $826 to $804 and garden condominiums from $568 to $516, and single-family homes fell from $1,066 to $960, though much of that reflects which homes sold: eleven of this year’s 23 home sales were in Oakmont, and the homes that sold were smaller. Sales volume rose 24%, so demand is firm; pricing depends on the segment.
How much below asking do Pelican Bay residences sell for?
The median sale over the twelve months to September 30, 2026 closed at 91% of its original asking price and 95% of its final one. Villas and garden condominiums were firmest, at 93% and 92% of the original price, and single-family homes softest at 82%.
How often is this report updated?
Every month, with the month just closed. This edition covers closed sales through September 30, 2026 and inventory as of October 1, 2026, from the Naples Area Board of REALTORS® MLS.
Can I get figures for a specific building or for prior months?
Yes. We hold the full sales history by building and can prepare a report for any tower, condominium community, villa enclave or home in Pelican Bay, including months earlier than this edition. Call (239) 438-1102 and tell us what you need.
Data source: Naples Area Board of REALTORS® MLS data for Pelican Bay, excluding Bay Colony except where stated. Inventory as of October 1, 2026; closed-sale figures cover October 1, 2025 through September 30, 2026, compared with October 1, 2024 through September 30, 2025; unsold listings are those expired, withdrawn or terminated during September 2026. Segment definitions are our own and are set out above. Market data is deemed reliable but not guaranteed and is not a valuation of any individual property.
Meet the Team
Connect with Real Estate Advisors... not Salespeople.
Alpizar & Company is a family-owned independent brokerage specializing in luxury waterfront real estate across Naples' most sought-after neighborhoods. Led by Robert Alpizar (CLHMS, GRI, SRS, PSA) and Marlene Alpizar, our team operates as advisors — not salespeople — guiding buyers and sellers with firsthand local expertise and no corporate quotas.
We offer complimentary, pressure-free consultations without any commitment.
How can we Help?
Over 250 closed transactions. $100 million in Naples luxury waterfront sales. Read what our buyers and sellers say about working with an advisor-driven independent brokerage — and why they come back.
What's it like working with Alpizar & Company?