Las Brisas At Pelican Bay
Homes for Sale in Naples, FL
All 1,847 homes for sale in Naples, FL · median $430,000 · 289 homes for sale in 34108 · Collier County homes for sale
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-12, 3 recorded sales closed at a median of $2,950,000, $964 per square foot, a median 27 days on market, sellers accepting 97% of original asking. At the median price and Collier County's FY2025-26 rate of 11.05 mills, annual property tax runs about $32,610 ($32,170 with the full homestead exemption).
Part of the Pelican Bay master-planned community in Naples, FL — see all Pelican Bay homes for sale (19 listings across 13 villages and sections in the MLS).
The number that matters most here is the price per square foot, sitting at roughly $943. That is a build-quality and finish-level figure as much as a location premium, and it tells us this is a market where the home itself, not just the address, is doing a lot of the pricing work.
With a median days-on-market just over 63 and only four closings in the trailing window, this is a thin, low-volume market. Sellers should not assume speed. Buyers should not assume leverage either — a small sample means each closing can move the read on value more than it would in a higher-volume community.
The 60-Second Overview
Las Brisas At Pelican Bay market snapshot (as of September 12, 2026): the median sale price is about $2.95M ($964 per sq ft over the trailing 12 months of closed sales), and a median 27 days on market for closed sales.
In ZIP 34108 (Naples), 627 homes closed in the last 12 months at a median of $962K ($548/sq ft), down 3.1% year over year, with a median 84 days on market. Right now 262 active and 57 pending listings — a soft market. See the live ZIP 34108 housing market and the Collier County market.
Las Brisas At Pelican Bay is a Naples community inside Collier County where current MLS activity is limited enough that pricing is best read deal by deal rather than off a broad trend line.
Who Las Brisas At Pelican Bay is best for.
Best for
- Buyers focused on a specific property in Pelican Bay who have already budgeted at this price level and are less concerned with market-wide comp density.
- Sellers with a well-maintained, higher-finish home who can be patient through a marketing period longer than a fast-turnover market.
- Buyers or sellers who want a broker to verify amenities, restrictions, and comps directly rather than relying on limited MLS data.
Probably not for
- Buyers who want a wide selection of active comparable listings to benchmark price before making an offer.
- Sellers expecting a quick close based on a fast median days-on-market.
- Anyone relying solely on the MLS feed's amenity summary without independently confirming what the community offers.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level Florida Gulf Coast MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($2.95M) IS the median in the snapshot above.
Windows contain 0 to 5 sales each (3 in the current window); every figure carries its sample size, and thin markets swing on single closings. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Collier County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Collier County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
20% of homes for sale in ZIP 34108 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-08).
The Las Brisas At Pelican Bay buying strategy.
If we were buying in Las Brisas At Pelican Bay today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Las Brisas At Pelican Bay.
Reading a Thin Market Correctly
With a median price of $2,724,500 and only four closings feeding the current snapshot, this is not a market where a single comp tells the whole story. Each closing carries outsized weight, so the median here should be treated as a directional marker, not a precise valuation tool for any specific unit.
No community amenities are currently identified from active MLS listings, which likely reflects what agents are choosing to highlight in these particular listings rather than a lack of shared spaces. Buyers should confirm amenity access, association details, and any use restrictions directly rather than relying on the MLS data feed alone.
The location and the amenities are priced into every listing in Las Brisas At Pelican Bay. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market with this few closings, pricing strategy depends on pulling the right comparable set and understanding what condition and finish differences are driving the spread. We track these transactions closely enough to tell you whether a specific listing is priced against the true market or against a thin, easily-skewed sample.
Las Brisas At Pelican Bay in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Las Brisas At Pelican Bay buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Las Brisas At Pelican Bay sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Las Brisas At Pelican Bay, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Las Brisas At Pelican Bay home worth?
Get a no-obligation home value based on real comparable sales in Las Brisas At Pelican Bay, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Naples →
Frequently Asked Questions
What is the median home price in Las Brisas At Pelican Bay?
How long do homes in Las Brisas At Pelican Bay take to sell?
Who is the best real estate agent for Las Brisas At Pelican Bay?
How do I find a top Naples real estate agent who knows Las Brisas At Pelican Bay?
Can Momentum Realty connect me with an agent for Las Brisas At Pelican Bay?
Should you buy in Las Brisas At Pelican Bay?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2013 (41 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Florida Gulf Coast MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Florida Gulf Coast MLS member average and 8 days faster, and we’ll price yours against live local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Las Brisas At Pelican Bay fits the bigger picture — live prices, inventory, and Momentum Scores:
More Naples & Naples & Collier County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Naples & Collier County or the full Neighborhood Finder.